I would recommend that you analyze the operating side of the business and the capital side of the business separately.On the operating side, you can use AirDNA to predict the potential income which is gross revenue.

There's no problems living next to your tenants, just tell them your the manager NOT the owner to avoid guilt tripping.You have to analyze the deal 1) while you're living there 2) when you move out.

Are you comfortable analyzing ARVs, purchase price, 70% rule, rehab costs, holding costs, etc

Then I sit down with a spreadsheet and analyze all parcels for an area and generate a list of target properties right from my computer.  

True, I am 100% with you on that.The point here is, when you analyze, you do based on what you know now (what is known as a fact today) and on what is highly likely to happened (again from today) and to accept the fact that things might change tommrow.Life happened every day, that’s why  we need to stay firm with our direction but flexible with our approach.having lived through the HORRORS of those years fully engrossed in the industry almost nationwide... it was regional on who did well and who had troubles.. no question well positioned landlords in Portland for instance no issue.. 

Even with some people I believe are honest, I simply believe most do not properly analyze and manage risk, as is evident with nearly every syndication doing capital calls right now because they didnt properly plan for rising rates.Dave Van Horn however, along with his company PPR one of the few people I trust in the real estate space.

According to the Justice Department, RealPage’s algorithm allows landlords to align rents with their competitors by analyzing sensitive data, from renewal rates to occupancy trends.

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

Best bet is to carefully analyze the zoning maps and regulations or just call the town and ask.

Brandon Turner's Rental Property Investing book is an excellent primer to understanding the happy path for purchasing a property - however in this market it really comes down to having bulletproof assumptions on rents/taxes/R&M/etc. as with rates as high as they are/inventory as low as it is, there is less cushion in your returns if you analyze properties with bad assumptions.