In 2008 to 2010 as many folks choked on NPN's, risk assessments where high and investors wanted adequate compensation for the perceived risk.This same feedback has come from my observations and dealings as well as discussions and dealings with some of the top market guys like JP Morgan, WP Global and Citi.

I'll observe and be obsessed about investing this route.

Numerous initial and ongoing requirements must be observed, and the burden is on the seller to meet these.

We've observed that Leander is around 220-225/sq ft whereas Pflugerville is around 215-220/sq ft.

There would no doubt be real challenges associated with house hacking with kids present, however one of the greatest advantages of that (beyond financial) is that your kids get to observe you and your significant other making decisions that help you long term.Even if they are too young to understand all of the implications of that, they will understand later and you will have an opportunity to discuss the decision in more detail which is absolutely huge.All this said, have you considered getting a multi family unit where there's at least a wall up in between spaces?

The best way to get familiar with the process is to sit in and just observe one or two sales so you get a feel for the process.  

(Just my observations).  

During this time, my wife and I have traveled extensively using Airbnb and similar sites, and thus have that experience, as well.The problem we have consistently observed is an absolute cavalier attitude from the owners - ¨It´s my house, of course I can do whatever I want - and of course you should pay me for it¨ - and this attitude has been at the root of most arguments against Airbnb regulation.

Rents are soaring, net migration is still wildly positive, and acquisition costs are a small fraction of what you would pay in the Golden State.For the record, expect property management rates closer to 9-10%.Still, you are 100% on target with your observations about Duluth!

Being from the area, is this what you have observed?