A house doing only 1% of purchase price in gross monthly rentals is probably not one I would put on my list.2) Most of the current revenue that makes finding 1% easy is post covid revenue, where we've seen a huge boom in the whole market. 

Going into the biggest wedding boom ever of 2022 and 2023? 

We’ll years later we finally took our first step to make that a reality, and are now providing great accommodations walking distance to the booming downtown Tempe scene.

Repeat above for 15-20yrs boom $1m.

Knowing the market won't be this high for long and that I'm possibly overpaying for a townhome compared to what the usual price would be at this moment in time without the Real Estate boom, I'm nervous about putting in an offer for the long run.

I like cashflow game. however it's all luck once you've played it 20 times through you learn the patterns and can just use credit till you roll a lucky number and boom, you're free.if you create a better game, please share it, I would love it. 

And you could refinance into conventional, to free up your VA entitlement... great, so you're "free" to pay another VA funding fee.For your scenario, I'm guessing the best bet would be to leave your VA loan in place, get a HELOC, and boom now you have 20% down, and can once again buy with no PMI, except this time you also will not have that VA funding fee.

Not knowing those areas well is a problem, asking around or checking individual county's website is often slow too.I found that out by checking local county's tax calculator + found properties in the same area that's sold for similar pricing back in 2019 and how much they are taxed in 2020.I had the opposite for Las Vegas, where the numbers were higher than the truth.When you google, "property taxes in xyz" they only mention what an average property tax is in a given area, often that percentage has nothing to do with booming markets and does not indicate anything near what you'd be paying.Anyway, just curious if there's any service where I can just put the zip code and get the real property tax amount/percentage that I would be paying if I purchase a house in that area?

They are the first assets to get hit harder during slow times, conversly at the begining of booms they are the first to take off, and do so strongly.Youll want to get the insights of an expert in your own market though.

@Yakir Sheli Galveston is still loaded with flip potentials, and with the STR boom there are a lot of buyers calling about the island.