I don't mind living in these "war zones" but I've heard a lot of investors tell horror stories of trouble tenants but i'm wondering if tenants behave better when the owner resides in the same property?

Note that you want to study it for a long time period, spanning multiple up and down cycles ... this will give you a good idea of the way the market has behaved over long hold periods ... tough to figure what it will do next year or in any short term timeframe, but much easier and more accurate to predict what it will do on average over long holds (10+ years) ... telling new investors to run the numbers, and then telling them to ignore some of the most important numbers is really bad advise IMO ... yes, run the numbers ... run ALL the numbers (not just some of them and ignore the others) and compute IRR.

@David Weintraub  I seem to be having many foot in mouth moments lately...I guess when I said eewww I am going on my lack of real experience with  HML.I've done a lot of reading and read some horror stories of people getting screwed on HML.

I am not familiar with your particular market, so I don't really know how far off her current rent is from where it should be.  Having

There's another concern you should be having here.  

Let me see if I can add to the rationale.Capitalization Rate is a market-driven metric which tells us how investors behave in terms of deploying capital to buy income.

We'll be having a property manager run the property well. 

In essence it is the same info that shows up in the 'live charts' at the bottom (how you can hover and get yearly equity, cash flow, etc....).Is this a feature that the powers that be have ever thought about or would be willing to look into? 

I know I wouldn't want to be having those conversations with a partner.

I need to improve and develop necessary skills and get to know how to behave in all possible scenarios.