With just these numbers to go on, if I felt the neighborhood is solid/trending up and not down and assuming your rent projection is realistic, I'd buy it. 

What trends and indicators do you look at to keep your thumb on the pulse of market health and trajectory? 

(To avoid months of probate and thousands if not $10’s of thousands of dollars in costs.)Hawaii is considered a "TOD deed state," meaning that residents can utilize Transfer on Death (TOD) deeds to designate beneficiaries who will inherit their property upon their death, allowing for a potential bypass of probate court proceedings.If she is already in memory care center.

@Edward Toomey V It's unfortunate you had that experience with a software purposed for landlords; however, I'd hate for you to give up on software designed to work for landlords and ditch to QB.  

How does one define design choices, etc?

There are some creative ways to get it from 37% to corporate tax rate of 21% but generally it's best to invest passively as the IRA is designed.  

Also, townhomes are a great bridge property, it's a common trend that those in townhomes are aspiring for home ownership meaning credit sensitive and with that right mindset. 

When you go to sell the property, if you produce a certificate of inspection for the wrong number of units, buyer unless you are giving them a great deal and they will throw caution into the wind, would insist on the correct designations.

I am in multiple markets and see this as a societal trend.

You want to mix in advertisements with quality content that people will want to read such as DIY articles, market statistics, and popular housing trends.