@Shayne Mahoney - don't forget the accessibility to commuter train and/or buses - which is why there could be some sweet spots for investing (whether buy-n-flip or long-term) in East Boston and north areas, as well as South Shore towns along the Boston-Providence commuter rail line.

Without a value add or below retail purchase, the average ROI of the S&P will out perform the San Diego buy n hold asset in the near term. 

But after losing on my n-th multi-family bid, I decided to take a much closer look at office buildings.I spent lots of time on this site researching how to evaluate various commercial assets and specifically how to effectively implement value-add strategies.

We live almost N hour away.

Not seeing so many 2-3% in Seattle and finding more opps above 5% in N.

(N/A in my case but is good to know.) 

The greencode of Buffalo indicates that I am in N-2R (Central Residential) zone of the city which affords me the opportunity to classify it under building types such as Attached House, Carriage House or Detached house. 

Not all lenders do this and like @Kevin Romines said, Fannie n' nem do it now.  

Recent comp is pending sale. 1309 N Elgin Ave, Tulsa Ok, 74106. 1416 sf, pending sale with listed price of 160.9kNext project: (Waiting on business partner to send address).

@Daniel LehmanI'm in the area if you want to have a coffee sometime or if your available tomorrow around 11am you can drop by our flip ( 593 Christiana St N.