For me, the lower priced homes that are ugly without structural defects in C or upper D neighborhoods give the best return for the investment.  

@Jaren Barnes I have heard the the Pueblo area has reasonably priced Multi units, but it a much lower market C- or that range.

If/when the market takes a turn, I'd place my bet on the smelly town suffering a worse fate that other small WNC towns.

I am not inclined to bet on it myself, but many investors have started grabbing properties with the anticipation of continued influx of high-paying jobs into the area that has driven property values and rents to ridiculous highs.

I think if you are were to bet on all five happening again, you may as well go to the blackjack table. 

Wishing you all the bet on your real estate venture!

2 quick tips that I have learned during my short time on BP which may be valid for you in this situation: 1) don't bet on appreciation and 2.) avoid analysis paralysis!

I still bet on a migration away from MT, ID.

You would do this as 506b or c or Regulation A  

***Only exception is if an owner has plan & funds to reposition Class D to Class C or higher.https://www.biggerpockets.com/forums/776/topics/960183-what-they-dont-tell-you-about-cheap-rental-properties?