If you were planning to retire early (say in the next 5-7 years), I would pay off the rentals and have pure cash flow that wouldn't be as up and down as the stock market could be. 

I'd look at MF properties in Cleveland OH. if she's retiring off of it i'd imagine Cash-flow is pretty important, and Cleveland is pure cashflow.

With 15 years it's just long enough to make the hold less likely...or even if I sell in less than 10 a new buyer can also see the light at the end of the tunnel and may pay without too much of a discount on the price.I attempted a simple analysis of a moderate vs low income ADU project purely as an arithmetic exercise.

Are the other members purely just bringing the funds or are they active?

My thinking is if I can show that it makes sense purely from a CF perspective (I average 15.8% ROI), then appreciation and equity accumulation are just "frosting on the cake". 

That's always in the back of my head, but right now I'm purely in the education phase of my REI strategy and this is one of the best (and fun) ways for me to learn about how the numbers work together in a real estate investment to give us an overall picture of if it would be a lucrative investment or not based on our predetermined criteria.

This is pretty much purely reputation as the crime rate isn’t that high, but also the fact that every other area in this county is super wealthy.

Or is it a pure rental?

Do you know which areas of Raleigh residential investors tend to look into from a purely cash-flow standpoint?

Rise up this mornin',Smiled with the risin' sun,Three little birdsEach by my doorstepSingin' sweet songsOf melodies pure and true,Saying', ("This is my message to you")Singing' "Don't worry 'bout a thing,'Cause every little thing gonna be alright."