Cap rates of course will vary based on how strong the location is ie does this location prosper even during downtimes when other nearby areas suffer more?  

Some agriculture allows one home to be built on the parcel. some agriculture allows other commercial uses like visitor accommodations, some is very strict that it can only be used to plant commercial crops.

I believe capital gains would be figured as a ratio of the time it was your personal residence/ time it was a rental, and if it's not as nice a place to live as you are accustomed to, is it really worth suffering 2 years being in a 'rental'. 

Home to The Ohio State University with nearly 60,000 students, 5 fortune 500 companies, over +25% population change since 2000, 2016 smart city challenge award winner gaining 50 million dollars in funding from the government, Intel is spending 20 Billion dollars to build two semiconductor plants, and many many more great things presently and coming in the future.

Since the end of World War II, the U.S has suffered through 12 recessions, or an average of one every 6.5 years.

The only person I could have pointed you in the direction of, unfortunately suffered a major heart attack about a month ago and has left us.If you have questions about the area, my knowledge is a smidge over a decade old there, but I still have contacts in the area if you need some references.Good luck!

I then suffered a severe illness and we severed our partnership  during my illness, three of mine and my husband's five were sold  After I got better, we had two left that we rented until early last year  I never really got back into it due to a bad loss of confidence. 

Intel is a great example, who is building the largest chip manufacturing plant in the US right here, and it will be a $20 billion dollar investment that brings a few new thousand jobs.https://www.dispatch.com/story/business/2022/01/21/intel-ohio-building-computer-chip-factories-licking-county-jersey-township/9173472002/ Another example of economic growth is the upcoming Ohio State University Wexner Medical Center Inpatient Hospital which is a 1.9million square foot hospital that will bring over 800 new beds and a thousand new jobs. https://abc6onyourside.com/news/local/new-osu-hospital-expected-to-transform-health-careHere are a few more recent investments https://www.10tv.com/article/money/business/hydrogen-power-company-hyperion-bringing-700-jobs-to-columbus/530-25907aab-5517-4661-a9f3-d2ed2d5be6b0 https://news.wosu.org/news/2022-02-08/rumpke-to-build-50-million-recycling-facility-in-columbus Check out The Complete Guide to the Columbus, Ohio Real Estate Market which goes through the Columbus, Ohio market in depth and will give you a better scope of where the highest levels of growth are taking place and where to look to invest.  

This planted a concern in my mind that renters are only living in a certain part of town and if I would have bought on the wrong side I would never find a tenant!

Very deep dark gray and charcoal walls are popular as an accent wall though too- since organic materials such as warm wood shelving and indoor plants create a really nice contrast to that dark background.