Are there profitable group home niches that an operator would be willing to pay above market rent for this kind of property?

If you happen to make a contact with a local agent who knows the market and is investor friendly, please refer it my way.

You don't need to have an agent (although that would be great, but it's not a good use of their time until you are pre-approved and ready) because there are Open Houses every weekend in every market.

Finding the true appreciation rate for specific towns can be a bit tricky, but you can start by looking at historical sales data, talking to local realtors, or even checking out some online tools that track market trends.If the condos you’re eyeing aren’t meeting the 2% rule, it might be worth reconsidering or at least getting a more detailed breakdown of potential long-term appreciation and other benefits, like tax advantages or rental demand growth in the area.

- select markets will be stronger than others.

There is a tendency to want to take the formula you use in your market and try to apply it to a different market - this may not work. 

It's a great market and I'm sure you'll do well there.  

Market the property, rent it quickly, enforce late fees, and most importantly, treat it like the business it is without getting personally invested.  

If you are investing consistently, you will know what your market charges for the work needed. 

Rents are mostly at market rate, and are for the most part, fairly consistent around the city.