The other home, near monterey, has been rented by the same tenants for the past 4 years and I have just raised the rent, but not by much due to the looming economic depression so as they are happy and want to continue renting.  

My family is considering a move to the Lafayette area, so I'm just trying to come up to speed on the area quickly.With the university in town, and having heard a little about the economic depression due to falling oil prices, the place *seems* ripe for a good rental market.  

I've run numbers in multiple locations, on a few islands and I've found that the ROI on SFH and even duplex investments is depressingly low.

At the time the housing market (in our neighborhood in particular) was so depressed we couldn’t sell our home without taking a huge (50-60%) loss.

Parts of Amsterdam are alright, although the town as a whole is economically depressed.

.~$250k in equity in our small condo in Boulder, CO (worth about $530k right now) - we owe about $280k for 12 more years of a 15 year refiEmergency fund worth of cash (a bit low) and some insignificant retirement accounts ($10k and $30k, respectively)"Good" self-employment income, around $150k for both of us (it's all relative and that feels like pennies in Boulder)About $20k in credit card debt which should get paid off in a matter of a few months (we had some extraneous expenses in the recent past; long story; "won't happen again")About $16k car loan on my wife's Real Estate Mobile (she is a RE agent here in Boulder)I feel like we're the "Sam" character in Chapter 12 of the book - classically calculating our net worth looks OK, but calculating our "Real Net Worth" comes out depressingly negative.We really want to get started in REI, but of course we need to pay off our credit card debt and probably the car loan and save up $X first.Right?

Whereas with McGregror, if SpaceX moves out, it could easily be the entire SpaceX company - 100% - and then you're stuck with rental investments in a small Texas town with 0% growth (though I should caveat I don't know that much about McGregor).I think any major price drops in the Fort Hood area (the soonest BRAC would hit, if it even happened, would be 2021, and would surely be minor as was the last one) would be the result of national trends like spiking mortgage rates, a recession depressing would-be-homebuyer earnings, potential tax reform disruptions or issues with the Fannie Mae/Freddie Mac conservatorship.

I'm looking for anywhere between 3-5 unit mutlis in middle class neighborhoods.. most of what I'm finding is very depressed neighborhoods/ streets or getting scooped by cash buyers.

with social distancing the dreary Ohio winters are just extra depressing! 

They neglected the possibility of regulation, and they neglected the possibility of an oversupply depressing prices.