Lots of older houses but there seem to be several that have the potential for cash flow and while not exactly modern on the outside, have been renovated inside. 

This is a creative scenario with some real potential.

I’d dig into this a bit more.Another assumption that stood out to me as potentially problematic is the 6% income growth and only 3% expense growth.

I see what you mean about offering a higher return to a potential investor, especially if they are not familiar with my character/experience in the industry. 

Are there any guidelines or best practices (ie: rewiring such a property would be more valuable than updating insulation).Is it something you need to ask the insurance company about to get, or is all this determined in the initial interview with the potential insurer?

I want to be able to find potential markets/listings nationally based on the return. 

@Catherine Javier If you find the property is more of a liability to you and ultimately decide to sell, the 1031 exchange would probably be the best way to take advantage of using the tax and find something with a greater growth potential.

In terms of maintenance, they are generally safer because you are not responsible for the exterior and common areas and potential leaks, etc.

I've had a couple OOS investors ask about ADU potential in our market... not sure what hurdles there might be with the city (permitting, zoning, or otherwise).

Prioritize properties with rental potential, plan for reserves and tenant strategies, and stay patient as you network and learn.