Normally, the net migration will show you if the property is going to appreciate and jobs tell you if the rents will go up. 

there are certainly exceptions, but in general, to flip or BRRRR you have to buy something distressed that is off market.hope this helps I appreciate the comment and the questions.

I'll definitely dive deeper into rental management.

I would recommend taking a look into Columbus Ohio as a real estate market because you can still find positive cash flow, the 1% rule, and tons of appreciation. 

From my part, I analyze the property's location, neighborhood growth, appreciation factor, the average rents using some paid tools, and crunch some numbers for them to let them know the CoC return, cash flow, and more etc.

These would be in an appreciating area, so cash flow will be low. 

It's a great way to increase your net worth and these loans can also be used to pull cash out of a property as it appreciates allowing you to reinvest money into new deals.Happy to connect to discuss further. 

Are houses appreciating?

No one else was likely offering them anywhere near your $175K.This is why.You need to buy at a deeper discount.

I'd say for the long term, a duplex will be appreciating more than a SFH (all things equal).