We've got a few homes near campus we use as student rentals and they certainly perform well.

Based on the user research we've seen most use cash flow as a proxy for performance.

We did look at brokenbow, beautiful area but it looks like there is a lot of competition there now.  

Since I work from home I think house hacking would suit me since I can live on the property and perform some of the easier maintenance tasks myself.

Finding the right price does not associate with market stability or future performance assumptions.

There are absolutely areas where you can beat a 10% cap rate - I see it all the time - you just need to know where to look and what types of properties perform best.Some areas I would check out include Bailey, Arvada, Westminster, unincorporated Adams County, and many more I could point you to beyond that.

The whole scheme was buy a foreclosure, "sell" it back to someone that can't qualify for traditional financing with seller financing at a higher rate, once note is "performing" you can sell the note and make a lot of money. 

Perform the same task in each app to ensure a fair comparison.Load a property with pictures and details.Market that property.See what your marketing looks like from the public's perspective.Submit a fake application to see how easy the process is.Run a credit/screening report on yourself.Enter a maintenance request, assign a vendor, and attach a fake invoice.Enter charges to the tenant's ledger.Enter recurring charges and automatic late fees.Sign documents electronically.Run owner reports.After testing a few apps, one should clearly stand out.

It's performed well (except for the air conditioner broke) but was also more work than anticipated.Part of the question with regards to house-hacking is your current living situation. 

Several large developers have built beautiful high end condo feel student apartments super close to campus which initially depressed rents in houses.