Frankly speaking we just don't have the population dynamics or the geographic constraints that it would take to produce a true PoP investment strategy like you can find in Tier 1 metros or quickly growing 2nd and 3rd tier metros with geographic barriers.To illustrate this, I would recommend driving down each street between NW 10th and NW30th, from May to Classen and back. 

And nationally, in the single family space which is anything 1 to 4 units, inventory is extremely low. 

The appraiser might not count a garage as living space

In order for the deal to work for me as an investment, I would need to convert some of the living space into bedrooms.

My advice is thus:- a less risky way to get your feet wet in this space is to offer to manage someone else’s unit for 10% to 15% as a way to gain experience - This is way less risky and way less stressful as you are not on the hook for the lease, utils, supplies etc each month- if you are a real risk taker by nature and really want to get into arbitrage then the most profitable unit with the least amount of risk is likely going to be smallest studio apartment you can find.

E.g. if your goal is to own 1,000 doors then you may want to consider multifamily, if you goal is to be entirely passive then you might consider being a LP in a syndicate, if your goal is to self manage then you will likely buy close to home, etc.Focus on one strategy, go deep, build relationships and dominate that space.

You’re not going to get more than market rent, unless you start making bunk beds, add sleeping spaces, etc.

If you don't have 30 units under management or ownership and/or aren't in the commercial space, you're a waste of my time."

Super interesting to hear about how different companies in this space operate.

The home has plenty of space for first time home buyer with larger den area.