Louis would be nothing short of pure speculation and if I were you I would never take action based on speculation alone.

Many people do end up breaking this rule in hot markets so they can aquire a place or just because they purely speculate on rising values@Beau Fannon I agree, most people I've seen posting don't take into account all expenses related to a property.

I have NOT been able to do this as much as I would like to here, and it's hurt me a bit so far.I would further recommend Option #1 on your list, and I would recommend @Craig Curelop's approach to house-hacking (IMO, his podcast on the BP Money Show and the straightforward approach he lays out is pure gold for anyone thinking about househacking in an expensive metro area).I would buy my first book on basic home maintenance before I bought my first property, specifically How Your House Works by Charlie Wing.

To not know or to disregard it is either going to be detrimental to your investments or is purely greedy selfishness.

Im one of the top agents in the metro area, so while purely anecdotal, my anecdotal information is better than most peoples.

This seems very overpriced imo, however, if you want large tax losses to offset any other gains from other stuff then it could be a great deal if you think their could be appreciation.It's all about your internal and external goals and what you want to achieve, but on a purely numbers basis I would pass.

I'm not sure what your investment strategy or goals are, but if it's pure cash flow, honestly, the numbers are not great.

If I was going to invest purely for appreciation speculation it would be on land, which would have no cost except for taxes and could potentially pay its own way simply through selling/leasing timber, farming, or the like. 

No financing was used through a bank, this was purely the owner/builder licensure exemption.

It's not often that investors specifically target that area as it's incredibly challenging working with the tenant base, crime & the practically bankrupt city.......Is it purely a pricing play for you as you can get in there for next to free?