In other words, should I put in the 6-8% in order to be ultra-conservative?

Do the other houses boast open floor plans?

Do you want boasting rights to claim some arbitrary number of doors?

Each unit boasts 2 bedrooms, 1 bath, large eat in kitchen, spacious living room, in-unit laundry and attached garage.

Thanks David, yes it's a great place.... perfect middle ground between the ultra slowness of Kauai and the downtown craziness of Oahu :).

And be ultra conservative on re-sale price.

It boasts the highest level of upper level degrees per capital.

There were many boastful comments about not paying utilities, and everything was included.

The days on market is usually only a few days and there are a ton of cash sales... this all screams hot market with a lot of flips going on.In my mind, buying a rental property is like trying to buy a ultra high dividend stock with leverage.

Yeah, that's the ultra conservative approach and one is entitled to their own opinion, and how they manage their assets, but all I know is, rent upfront is not a red flag in every case nor does it mean the renter will break lease.