In absolutely no way would I ever depend on such a broad analysis to ultimately determine my decision.

Ultimately if we go down SFH route (and not rely on STR or MTR), it seems that we would have to buy multiple properties around median price point where the appreciation is most expected?

I have personally seen that scenario take place and what ultimately happened was that the company just came back to the debtor and said, "You have to come up with $XXX,XXX for us to be able to qualify you for help.  

While I doubt I'll be investing here (terrified that property taxes and the pension debt will ultimately cripple property values), I'm always interested in meeting new people.

You will probably get others saying the same thing, and I ask this because I'm sure you have considered it but ultimately decided not to.

Talk to a CPA for advice based on your goals.Reinvestment: Instead of paying off properties quickly, reinvest your cash flow into more properties to grow your portfolio faster.Rent Increase: Look for opportunities to increase rents or add value to your current property to boost cash flow.Consider focusing on multi-family properties for better passive income.

But that's about what you can expect to see with a cash purchase.Most people boost their rates with leverage. 

Plus there's sports there to continue to boost the area.

Use the slower months to refine your operations and marketing strategy to boost occupancy and revenue.

We care about our investors' success, but it's ultimately up to each investor to take action to accomplish their goals however they do it!