If you follow @Neal Bawa at all, he has stated on numerous occasions that his favorite #1 market right now is Idaho Falls, Idaho.

Appreciation is speculative, much like gambling.

We do this all the time in numerous Metro Detroit cities.

The UBTI from the debt-financed property generally can be calculated by multiplying the income from the property by a fraction, the numerator of which is the average amount of “acquisition indebtedness” with respect to the property, and the denominator of which is the average adjusted basis of the property. 

Or worse case in the S&P 500 (all a gamble I know)3) If I keep it, buy another home then I guess I can sell it in 2-3 years and not pay capital gains on the appreciation but if I make say $175 a month cash flow (after PIPI, 6% maintenance, 9% vacancy, no management as I would manage it while I was local) in 3 years the roof (partially) will for sure have to be considered a sellers concessions which would remove a chunk of that equity/cash flow I just built up but if the home goes up in value that could negate that.Current monthly is $1650 (that includes HOA) - Would rent for 2500Taxes are low (based off 215k purchase price) but im guessing if I convert it to an investment property and remove the homestead it will jump up to the new appraised level?

I have a 1 ton dump and skid steer and was able to find some free dirt, so after numerous loads, I was able to get the land level up so that it drained water instead of having the street dump water on the lot.

RWN helped to resolve my issue, to an extent - the numerous pulled hairs was still on me, for a number of months after.

Numerous parameters determine the price of the RE in any market. 

At the end of day, there's numerous variables to take into consideration. 

I'm taking the gamble that I can finish the 6th unit and get the zoning modified somehow to further increase casflow.