I would take Travis advice to heart as he is from the area.My advice was going to be to find an agent or PM or an investor who is making it work and follow their lead. 

All this is stuff other wholesalers and off market companies invest in to find deals (like me).WORK ETHIC: be honest with yourself...how willing are you to go down this road?

Any house here that's sub $100k, on or off market, is going to be so bad it will need $30-75k in rehab.

You are going to pay more due to increased home sale prices and what triggers homes sales?

When you have a good cash on cash from day one, it means that appreciation won't be that great.There are many other factors to look at as the neighborhood and the age of the property those are going to give you a better undertanding on future growth

@Jon LaBorde An estimate like that is going to be useless for you because it depends on so many factors.

Any help or tips/tricks would be greatly appreciated.Thanks!

AND. you'll have to reconver it to rental before selling so you can 1031 exchange the remaining gain.Because the proration is still going to leave you with substantial gain to pay tax on it would probably be easier to do one of two things.1.

My son currently lives in the townhouse b/c he is going to school and works in the area.Since he is young and starting out in life, I would like for him to only cover the basic costs (taxes, HOA, utilities) just enough for me to break even (I believe that will put him slightly little lower than market rent rates). 

I periodically go on and change the order or add a new one but honestly, I haven’t seen it make any difference.