Even if you could discriminate and direct single mothers into the housing you would buy I predict in short order you would be evicting them, foreclosing upon them, or going bankrupt yourself. 

Well, IMO it just can't compare to some other fast moving markets like Texas and Florida for example and should be considered as a strict cashflow play.Columbus, Cincinatti and Cleveland move quicker with higher demand and more infrastructure also IMO.With said, Toledo's growth the last few years has been whopping and as @Ahmed Alswaiti mentioned is predicted to grow even further this year.Not a fan of predictions and I always advise looking at the numbers in the deal TODAY and if they make sense.Any appreciation is just the cherry on top IMO.Still buying sub $100,000 properties that easily exceed the 1% rule here.Not sure of many markets that can take claim to the same.Just negotiating on a 6 unit in Point Place (Toledo folks will know the area well) for $160,000.100% occupied.Needs around $50,000 in rehab or so.Optimize rents to $4,500+ per month and ARV should be $350,000 - $400,000.Get 4-5 of those and pina coladas in the Bahamas 😁Find me another market with such deals and I'll be there hehe

I KNOW I can’t predict the future - in 45 years of real estate investing, I’ve been thru some major economic cycles and world events.

I am also very new to all of this and having a hard time making an educated prediction on the market in the next 3-5 years. 

You are asking some great questions and the best answer I know to give you is that rental income & expenses can be more predictable in a condo and attract a greater pool of guests. 

Average house values have decreased by 2.3% over the last year, but by the end of 2024, the market is predicted to expand by 4.5%, indicating a strong recovery and bright future.As of December 2023, Jacksonville has a median listing price of $308.9K, and a median selling price of $298.5K for residences.

RELIABLY predictable success.Think about it.

Even though real estate prices might be difficult to predict, it's crucial to consider the area's long-term growth and potential for appreciation.Tenant-friendly legislation exist in New York, therefore it's important to know the local rules.

Some economists are predicting up to 7 cuts.

I've seen A LOT of issues with new construction: using the cheapest materials available and cutting every corner possible, gaps between sill plates and walls or around windows and doors that you can see daylight through, offset sewer lines because of settling or someone driving heavy equipment over the line, black mold in the walls, testing positive for meth, foundation settling (harder to see it or predict it with newer homes whereas old ones have already settled) etc. newer definitely isn't always better.