Oh, they are all out there right now on the “training / membership” circuit trying to sell you on a lifestyle or an investment strategy.

I also have rentals in Detroit that I get far higher rents with cash paying tenants than I would a section 8 tenant.There are a lot of factors at play and the answer to "why would the government allow our tax dollars to be spent this way?"

Of course the goal should be on the first page by anytime but that is usually bad ROI since the price is the biggest factor on the rank.

My ARVs are also reflective of those factors. 

Most times landlords don't have data or cannot adequately factor in vacancy time or turnover rate.

Don't get me wrong:  cash flow is still an important factor, it keeps the lights on, it pays for repairs and upgrades.

What ADR did you use for MTR and how did you derive the MTR ADR (or different what rent and what vacancy factor)?

All of which may factor in. 

I know there is a huge shortage of housing and that has driven up price in the past couple years (along with other factors such as the pandemic, population growth, etc) so, I see listings for 2br-1bth for up to 2200 on places like Zillow, Redfin, etc.  

The baby on the way should not factor into your decision.