Study the following: price of homes with 2/3/4+ bedrooms, RENT for homes with 2/3/4+ bedrooms, days properties are on the market, difference in sales prices for MF & SF homes then start looking at the actual neighborhoods: crime rate, unemployment rate, wages, any growth aspects.

After about 12 months of studying and another 6 months of placing offers (I was out-bid on about 20 places), the stars finally aligned and I was able to complete the deal.

Start studying first.

What are your thoughts on this study by Wallet Hub ranking 2018 Happiest Cities?

Its a great place, and clearly you've been studying.  

One red flag and you reject. 4 unrelated adults...no way.You need to study how to properly screen.

I would also recommend you get an architect on board to help with the Rezone process, as well as doing a site study based on zoning, setbacks etc.

Have they done a reserve study recently?

Like most of you here I have thoroughly studied the bigger pockets podcasts and creative financing strategies and I am very interested in implementing the "BRRR" strategy.

A recent paid study showed that Gaston county had the best opportunity for growth in the region due to its infrastructure, plus Gastonia is putting major emphasis on growth and community development.