I'm a central CT based investor, flipper, and property management company owner. 

Real estate's "gross rent multiplier" is Wall Street's "sales to revenue",  "cap rate" is roughly "P/E ratio".When evaluating markets and investments I tend to start with GRM (or lazily the 1% rule), then attempt to return a cap rate based on assumptions about costs, then I work my way to multiple years of projections (assumptions about inflation, amortization, tax benefits, etc), and if I am partnering with one of my smart friends I have to pull up an IRR (internal rate of return).I also look at regional employment levels, median income to rent ratio in the zip code etc. 

I would only consider Decatur for a cash flow play, not an appreciation play.  

I’m also based here and have experience with short-term rentals, property management, and work with investors like yourself.

I think it’s a more recent consideration (maybe in the past decade or so based on my digging / anecdotal feedback) and perhaps some of you that have been in the business longer and simply renewing old policies may be getting a pass.  

I am based in NOLA and have a great property manager.

Free vs. membership based. 

However, this is not specific legal advice to you, just an opinion based on the circumstances described.  

There are two options I have offered and I want to get a check on here if I am off base with my offer or if I need to push harder.

However, this is not specific legal advice to you, just an opinion based on the circumstances described in this thread.