At these prices they feel more of an appreciation play which doesn’t sit well for me with my risk analysis considering the economic uncertainty and the likely higher cap ex costs of these lower valued older homes in these communities.My thought is to pivot to purchasing in desirable b and a class homes that have a consistent historical appreciation rate (doubled since 2013), but a smaller cash flow rate.

KPI's and economic indicators are tough to go by as much of the growth is speculative / based in initiatives.

People who buy a portfolio of homes in multiple regions or one region based on a thesis about market conditions (demographic, social, economic, etc.).

I would likely conclude that your failure to disclose arose out of putting your economic interest ahead of the tenant's physical safety.  

Account Closed this is basic economic theory.

@Russell Brazil I agree with your economic reference and thought 100% with just 1 exception, and that is the question can our economy carry such an inflationary action?

They're simple to comp, simple to show, simple to sell, and simple to buy.Multifamily, including duplexes, increase your door count faster, reduce your vacancy percentage, and improve your loan position because you can have more doors with fewer bank notes.I prefer single family property over duplexes in most cases because they're easier to find, the odds of long-term renters increases, and the typical tenant pool tends to be more economically stable than those looking to rent a duplex.

Looking for most economical way to add a/c, also updating heat/water heating.

Increasing economic inequality doesn't solve the problem. 

That being said not every market rings true to this but I recently saw a newsletter put out on "Economic Factors to Real Estate" which are the following; Jobs & Income, Savings Rates & Loan Accessibility, Population Changes, Interest Rates and Debt Levels, Amenities, Comparable Sales, Neighborhood Area (Schools, Crime, etc), Local Supply & Availability.