Short answer: I’m in the Danville market as well and I predict (based on my time in another “river city,” Nashville) that if you sell now, you will kick yourself in two years.

CDs are nice tools as they don't float, but lock in predictable returns (a 60mo yields 4.1% presently). 

The cost of the items in the building could be based on either a national cost database or an AI/machine learning prediction.

If you go the route you are suggesting I predict you will either find nothing to buy (if you look in decent areas) or, worse, will end up buying crack houses in war zones that will bankrupt you.

In the long run. i predicted city like OH, WI may receive much more migration from the coastal cities.

It's tough to predict variance in appreciation between two areas that have similar characteristics and are so close together.  

I predict these people will soon ask the OP if they can break the lease, or else they will just cease contact and just stop paying rent.

Under current economic predictions, I suspect rents will flatten and expenses (insurance, taxes, cost of labor for repairs and materials) will continue to increase. 

@John MainwaringThere have been predictions of co living arrangements becoming the new norm for the last 10 years.

The problem is, no one can predict the housing market (people have been calling a recession for years) so trying to bank on appreciation as an investment strategy is fairly risky unless you're in certain areas (California for instance).