This will vary property by property and area by area, but in area not only do you have all the city/county level planning: access, traffic counts, density requirements, unit counts for school districts, sewer capacity, etc, but you also have neighborhood councils which will have additional level of say in final design, scale, unit counts, uses, etc.  

You went to flight school to learn to fly, realtors learn what gets people sued and how to avoid that.

They are managing their own STRs like a luxury hotel, implementing renting strategies similar to NYC and LA where they are renting out rooms and targeting schools and traveling nurses.The clients I have that want an auto-pilot property to do well are not living in reality right now.

I have a few ideas how you can make some magic happen on the financing side while keeping that low interest rate.

I remember in the 80's when my high school Geography teacher would try to scare us to death, saying that the pollution in LA and New York were so bad that people would die.   

However, realistically.....most buyers are going to wait until after school lets out in most areas before they start looking to move so they don't risk moving their kids from their current school district. 

I did a 5 unit in the city and the property/school tax was only $1,800 per year!

After analyzing the local Mercer County market I've noticed there are not that many MFH that are desirable meaning cash flow can occur, but appreciation, schools and good tenants will be at risk.

Not a lot of traffic, most have an agent, and even if I force everyone to sign in, they often give school emails or bogus numbers. 2.

I do actually plan to move to Houston from California for school but that is not until the near future.