It's tough to say without seeing historicals but I would probably beef up the expenses a bit more. 

Lastly, I asked for historical rent records, but their in-house "PM software is not reporting that right now." 

This is where my best SFH rental is that I mentioned.My A-class duplex (house hack) is in a good school district that is more of an historic area/downtown scene.When it comes to A/B+ neighborhoods I wonder how accurate the returns are on paper vs reality (same for lower end investments).My guess is that returns on C-class look great on paper, but actually cost money in the end.I'd be interested to see a post on here of someone comparing the two (on paper vs reality).

Our inventory is still historically low and people are still moving in like mad. 

The office vacancy rate continues to outperform Atlanta’s historical average vacancy rate of 13.6%.

Trading LA for Bay Area is not a massive difference as far as total historical profits.

To consider the stock market will double every 10 years historically its a much easier investment.Now if your argument was buying 20 acres of woodlands on undeveloped land on the edge of town thats a different ball game.

Already talked with historic district and contractor has started work on the back unit.  

The yield on sales is way too low compared to historic averages.

If she doesn't understand the benefits of a 3.5% down mortgage at historic low rates on a 30 yr term then she isn't marriage material ;)