In addition, there's a lot of catalysts for job and population growth incoming here with Nationwide, Amazon, Intel, Honda, etc.

http://www.amazon.com/16-Solution-Interest-Rates-Certificates/dp/0836280849 The book is only $5.00 on Amazon now, but it may be a little outdated.

Thank you @Allen Fletcher i just purchased a negotiating book "Start with No" ill add this one to the amazon cart. 

Do you think studio rentals would do well in this area?

Zoning may still restrict multiple dwelling units, so due diligence is highly recommended to make sure properties are fit for intended use.The really new stuff is starting to offer multi-generational housing, which are larger houses that have an attached 1/1 suite w/ kitchenette.Also have seen a new build townhouse with a large 1/1 upstairs, and a studio/kitchenette downstairs, with an interior foyer/stairwell entryway that could make it two doors - these still have the HOA and I would have to get an updated price sheet to see where they are on them if there are any remaining.I'm sure budget makes a difference in every market, still I think around Phoenix most househack opportunities under the $400k's are going to be arguably class c/d.

You will probably be looking at studios or 1bd at that price, the condo market in dc is extremely building specific,some buildings have minimum leases, often a year, a building I’m selling now is 6 months, other buildings cap the number of units in the building that can be rented, some even don’t allow rentals at all, though that’s pretty rare.

Now I'm being partly facetious here, but I live in Atlanta and let me tell you that you'd be very pressed to find even a bare bones studio with nothing included for those prices.

All complimented with Amazon fulfillment centers, google, and more tech manufacturing jobs.The bad reputation of “Detroit” comes from OOS investors wanting sub $40,000, D class properties.

It’s still doable with the right connectionsAnd yeah… the idea of renting out the ADU illegally scares the crap out of me too, and I don’t know that there’s really space to legalize it as a studio unless we utilized space in the garage.

As close as it gets to visiting a different US state without actually being a state: no passport required, US dollar is local currency, familiar restaurants and big-name stores, you can order stuff from Amazon and have it shipped via USPS, cell phone plans work like they do at home, etc. 11.