I'm wondering if I can get opinions on what price range is going to gain more value in the next 10 years. 

Further, because permitting for construction of multifam buildings are non-existent in the $750-$1000 per month range, this is a solid category to buy in, here in FL, because overbuilding won't dilute values or rents.... so the economics of each area are huge in determining which markets to invest in.

Let's say you pay the water bill every month on a four-plex.

Spokane will have a very low cash on cash return and properties in that price range will not cash flow very much, if at all.Have you thought about investing out of state?

We've been looking at duplexes as well, but given our price range (up to around 100k) I don't think the potential properties would be a worthwhile investment.

I give a range because he's currently working on holding a few, as opposed to flipping.He's actually trying to flip a house to himself that he used another lender for, and decided about a month in that he wanted the home for himself. 

My policies all run in the 1000 range, give or take a few.

Yes properties are bit a more expensive as most things are updated (furnace, water heater, roof, electrical, etc) but will save you some stress, save on maintenance costs, and you won't have to worry about reno. 

Repairs are 36k or likely 45k if I have to convert from well water to county water (I'm noticing that the well is on the edge of the rear boundary, which could be a problem in future).

This is obviously a small town but the sale prices range a great deal for a small community to my surprise.