It all comes down to doing the math, market analysis for rents and sales prices, financing or ability to access existing equity, jobs now and future job growth for renters within easy commute distance, increasing infrastructure between Front Royal and NoVA/DC for speculative significant appreciation, your investment philosophy (buy/hold vs fix/flip, desired return on investment, etc).Best of luck and keep us here at BP informed of your decision and the results!

Later when growth no longer makes sense I plan on paying debt down and expanding current income flow through renovations.

(although still a ways from you..)When you first said something about "green" buildings up in Mendo, I was about to crack the medical MJ joke, but sounds like you've really built (literally and figuratively) great sustainable growth around you, between the house and "organically" growing the sustainable model where you teach too.

I don't care to walk a grey line and risk anything w/ an IRS audit, but want to save as much $ as possible to throw back into more growth?

The town is in major growth mode with great schools. 

If you are a current investor, what are you seeing as far as market growth & demand?

I am still trying to figure out sooo much and my questions are immense.  

Don't bank on appreciation (it's not guaranteed).....cash flow is king.....to me at least at this moment in my company with my current growth goals.

Anyway, my real estate investing plan (as it exists today) is not focused on rapid growth, neither in terms of properties or wealth.  

Look where the growth is headed and if it is sustainable.