You should also understand the concept of risk-adjusted returns (which is why coastal markets, often beat non-coastal markets). 

It may be several years, but eventually the market will make an adjustment, so be ready to pounce when others are running the opposite way. 

@Vlad Maslov two of the common areas of concern for LOCs I see out there is the 10 year maturity date and the adjustable rate.

Then there was the whole sequence of massive law suits resulting in the new tax code adjustments which were only finalized in 96. 

No, you probably aren't going to be cashflowing out the wazoo to begin with, but with the rent growth and appreciation you'll likely make far more in the long run than buying in a place where the cashflow is high but the property sells for exactly what you bought it for 5-10 years from now.For house hacking, it still may be plausible, but you should adjust your goal from making money to saving money.

You’ll find a lot of 5-10 year then adjusting rates.

The appraiser, instead of counting the second stories square footage, included it as an extra, such as what you would do for a casita or a pool and adjust like 15k.   

We have made so many changes, we were moving slowly to allow the tenants to adjust with us. 

If you are looking for something to estimate costs for a rehab I suggest using this book that is used by insurance adjusters to estimate replacement value on items.

These tenants were on a month-to-month lease, which gave me the opportunity to adjust rent rates.