The values of the real estate have jumped up quite a bit and rents have not caught up, making it an appreciation play more so than pure cash flow play.If you’re looking at “Raleigh area” and not just Raleigh, look into some of the towns nearby where migration keeps moving: Angier, Garner, FuQa, and even Johnston County.

From a pure ROI perspective, long term tenants almost always means below market rents.

Purely from my personal experience, not an attorney, so I would certainly check with one. 

I’ve been to Sudbury before on mining projects and it was purely a Nickel mining town dominated by the big 2 miners

The true, pure investors hire people to manage their properties.  

I've decieded to use white shaker cabinet (maybe two tones)+black haredware+oak color floor. but not pretty sure about the wall color. if I do pure white/extra white for the wall. two things that i'm concerned about. first, there is no contrast bewteen the cabinet and the wall; second, a 70's house is low ceiling, less natural light, texured on the ceiling (kind of porpcorn ceiling).

So there's room for appreciation plays vs pure cash flow plays.

So you ONLY have something to gain by paying attention to what I am telling you because I promise you, what I am telling you is pure data.

My first pure rentals, bought not to live in was with a partner and that made it much easier. 

Most are less than 50% full.IMHO, this area is not the best for a pure investment.