I generated the list by combining Zillow's smooth, seasonally adjusted home value dataset (ZHVI) with their rent index (ZORI) for metro areas.

That said, we rarely face that full outcome.

We financed the purchase using a combination of cash and a hard money loan.

That's the reason there are so many fourplexes and so few fiveplexes or even sixplexes.From what I gather, post offices and utility companies rarely care much about the permitting/zoning issues, so it probably wouldn't have been hard to get those set up.

While opportunities still exist, I think they are still rare with interest rates and property values high.  

We also allow removal of a tenant from a lease as long as the tenant group is in good standing, and the remaining tenants qualify again based on their combined income. 

With actual cash, you just transfer it. yes, but you can still bid with lender approval - without appraisal contingency - you send in deal (app), it gets approved by lender its functionally the same as cash (except in true lightning speed situations where there is a quick auction with little time to prep but thats generally pretty rare I'd think)Right, but that's not cash or functionally the same as cash because the lender can change the terms at the last minute, as often happens with less experienced hard money lenders.

The combination that this niche offers first-class care to those that need it most and the potential for it to become profitable for many years to come definitely has me interested in learning more about opportunities investing in RAL.We are renting in our current assignment, but we will PCS in about a year and a half.

Just don't combine old and class D unless you have a very good reason. 

They are either a combination of a Maintenance/Tenant Management business or Accounting/Real Estate sales/Tenant management service.