The socal market is very hot right now and we keep looking at multifamilies, but so far its been hard to find ones that cashflow postive and also hard to find any that have more appreciation potential given how expensive the market is right now.

If your requested rent does not include utilities, the HA will guesstimate the utility expense based on many things such as the age, size, number of exposed walls, heat source, appliances, household size,       etc.  

You can do things in off season like adding a hot tub to draw people in during the cold months.

Yeah Mount vernon does not seem like a hot spot after that, Hah.

I can tell you as a renter, the Duluth market is hot.

For instance there may not be dedicated hot and cold water lines for each unit or more than one unit shares a water heater.

Is targeting household income a good idea?

Welcome to BP SarahCleveland is hot right now.

As @Marcia Maynard suggests this is hot air, but don't let the conversation turn sour because of it. 

I live in a small college town called Canyon texas, the land I am currently looking at is about 5 minutes away from college and plenty of new construction is going up in the area due to a lot more people coming here for college, in my opinion, it is a hot market.