@Dave VonaI understand your disclaimers as to your process (only looking at IRR)… but isolating one factor really does you a disservice as to how to invest. 

Reach out to me if you're in one of our markets or just really into MTRs like we are :) yeehaw!  

Whether you’re trying to find off-market deals, build a pipeline of motivated sellers, or scale up your operations, there are some game-changing tools and methods that can seriously boost your efforts.I’m really passionate about helping others take their business to the next level, and I’ve seen firsthand how these approaches can deliver results.

In my market I think $2,000-2,500 might be the range I would use but your market may differ. 2.

I believe shared housing is going to become more popular, due to the lack of available housing throughout the country; and lenders, insurance, etc. will need to find ways to accommodate their use. 

I use pricelabs as a guide but it takes time "in the market" to see how guests are responding to pricing.

I find they way to make it work.

Purcahse price: $285K (off market), $225K estimated reno.

If you are just getting started, good insurance may be the better play.Assuming you have a large portfolio, you know how to manage an LLC properly, are willing to take on the added paperwork and expense, and are not piercing the corporate veil by having mortgages in your name, here are my reactions to your proposals. 

Moving up from townhomes to single family residence.