The best markets are where people want to live, like California.

The most knowledgable people on market rents are the prospective renters who are currently shopping around trying to find the best option for themselves to live.

Or they can be sold to investors.I think they are particularly attractive for new investors to buy as a house hack - you live in one and rent out 3, most, if not all, your expenses will be covered.Look at what it last sold for, has it appreciated?

It sounds like you will not have lived in the property for 2 out of the 5 years immediately prior to selling it. 

My company owns about 3,000 MF units, along with some retail, industrial, and Assisted Living. 

I am not looking to leave my W2 and want to make sure that the properties I invest in are solid and would be something I would want my wife and daughter to live in. 

You can also double hack these if you have enough units and live in one unit and use one unit for your business, but of course that decreases your cash flow but increases your usability.You can also use an FHA loan to get a mixed-use property with only 3.5% down if the residential square footage if more than 50% of the total square footage.

They get to save money on living expenses and we have a much higher yield then LTR's by far. 

I look forward to hearing from the nominee on his plans to help spur more economic progress in more under-served areas like the ones that I live in, work in, and invest in and hope he will help extend and expand the Opportunity Zone Tax Credits. https://www.jtcgroup.com/insights/opportunity-zones-have-done-what-they-were-created-to-do-will-that-be-enough/https://eig.org/opportunity-zones-research-brief/

You really do never know who is living next door...or driving down the street after having a fight with their wife, or....well you get the point.