This has reduced cap rates, increasing values tremendously, and with the continual influx of capital out of "less safe" investments into "safer" investments such as multifamily, cap rates should continue to compress, only lifting valuations higher.All this is to say, that in my opinion, Multifamily is still a great asset to invest in.

People seem to be starting to deconvert 2-flats into SF as well to get the cost differential.I bet you can still find something good on Trulia/Redfin.

So far with my research it seems that single family homes or multi family homes are my best bet right now. 

I would say that your best bet would be to analyze the rental cost of  a few areas and also pay close attention to growth of population and workforce as well as schools.

I'm a licensed agent that works mainly with distressed residential properties. Lately, I feel like I've been moving more and more inventory in West Philly so I consulted the magical google machine. I found this articl...

I'm not personally interested in their techniques or their patent because I'm willing to bet that 6 months from now, something new & improved will hit the market but it would make for interesting discussion among this forum.

I don't have a clue how to quantify that, but I do know there are probably easier (and safer) ways to make just as much money.

Sometimes FHA makes sense and sometimes the others are your better bet. 

The PM situation isn’t great in Evansville, but those are probably your best bet.

I'm definitely not a tax expert and given the amount of money in question here your best bet is to consult a tax expert.