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

I loved watching them play

Redeveloping into mixed use live/work/play projects has been the most common proposed solution the past few years in my area. 

U can target any real estate  although its quite robust for what your looking for.. we go for land and development land for the big money plays

The Private Equity and Institutional investor is playing the ADU game - I’m working with them.

This will be a 10 year play.  

Main thing I would think of if you are targeting families are things like pack and plays, cribs, gamerooms for kids, etc. as well.

You will not have the rate long enough for it to interfere with your current and proposed profits.This is where having a good team comes into play for example having a seasoned realtor who knows the market on the purchase/ARV side.

So if I am looking at an asset as a 10 year play - I look more at the location, schools and how has this market performed in the past excluding covid and 2008 which were extenuating circumstances.Reality is right now shorter term plays do not work based on numbers and cost of financing - we went through this same thing in 2001-2004ish timeframe where properties would appreciate 2-3% per year and after buying costs and closing costs - you were not making money on assets unless you performed the labor or found a really good deal.this is how real estate "typically" is - which is why everyone always says location location location - because after a decent holding period, you will win.

That can play a big part when issuing terms.