We're in the middle of a big turn around in NC that seems pretty bad, but Rudd's would be a whole different animal.  

Very nice area, good friend grew up on the beach and as we own rental properties we are considering downtown from that aspect.We're probably going to settle elsewhere but we've decided on two things originally not considered - we don't want to live in seclusion, we're social animals and want to live within a short ride to a steakhouse, seafood, and wine/whiskey bars. 

@Pavan Sandhu, house hacking is a different animal and you may have some possibilities there depending on your specific scenario.  

Liens and deeds are two separate animals.

That said with cap rate compression the 100% returns in 5 years (20% IRR) is becoming an extinct animal.

And animals tend to "revisit" a spot that they can smell urine in.  

It may not be 65000, however it will have an im pact on the local housing market.it looks like Reno has a steady growth of 1-2% a year.  

They are different animals. 1-4 units are primarily valued on comparable sales. 5 units and up use cap rates as it is rare to truly find comparable sales so cap rate is a way of leveling the field.

Seattle is it's 0wn animal as to rules. 

The real party animals puke their way out of college before they get into a graduate program.Expect your wealthy, spoiled student tenants to be demanding and whiny.