There has been a lot of interest in Fernley because of the Tesla Semi truck factory near by.

in NYC some owners are known to rent out their semi basement which is on a grey side. so during inspection would that cause any issue?

I could add STR to cover some of the vacancy cost but honestly I'm not ready to this this on as a job rather than semi-passive investment.  

Looking at a property semi detached both units under one ownership in Hamilton Ontario, arguably one of the best neighbourhood, both units are currently rented out for $2500 a piece and they each pay own utilities. this would be a long term investment.. my daughter goes to school in this district and this is the neighbourhood we want to be in at 850k and one unit rented for $2500 it would cost me approx $3300 a month.. is this worth it for a house hack in the area you want to be in ??

I think I can get the neighbor to sell her property which is semi attached to mine - for an even bigger project. 

My rough strategy is buy SFH (older but (semi) recently remodeled B- to A- properties in good areas likely to continue appreciating and attracting good, trouble-free tenants) 0% down VA (may consider a small amount on second property, like up to 3% just to speed things along) and stay in it as my own primary residence until at least 10% of purchase price paid off and able to cashflow 300+/ month after mortgage, taxes, insurance and 15% set aside for repairs, vacancy, and maintenance (like I said, I'm not overly interested in rental RE, so I want to be sure it's lower effort and worth my time in return).

Thanks for posting - good data.One thing we have seen is that rents are dropping in Richmond but the surrounding suburbs and semi-rural areas have seen rent increases!

I live in Greenwood, SC, which is semi rural and am from Myrtle Beach. 

Own a semi passive franchise or 10.

Lennar made a run at some of our lots on a JV deal and their build cost as stated above was below what we could build for given same quality.. ours are semi custom theirs are track different buyer profile.