Look at rent-to-price ratios, job growth, and landlord-friendly laws.

I do feel that rents are probably going to catch up over the next 3 - 5 years.

For any investors in the group, take a peak at #10 Greensboro/High PointIt's an interesting choice of verbiage to look at "median" sale price YoY because 10% feels like A LOT on the entry-level/investment inventory, and more of what I see in the high-end resale and, specifically, new construction inventory that tends to swing our avg's way up in the macro.Completely disagree that rent will be 0%.

I don't know how the really big players stomach it.Something else I failed to mention was how the PM's are also tacking on fees on top of rent to extract even more money from our tenants. 

There are a lot of positive ROI options in that bucket.To answer your question anything on the beach will rent well. 

FHA Loan – 3.5% Down (Owner-Occupied)Buy a duplex, triplex, or fourplex, live in one unit, and rent out the others.You only need 3.5% down with a 580+ credit score.STRs are typically not allowed initially, but you can transition over time.3.

What are all of you seeing as far as tenants, and paying rents?  

You can rent a place to lay a head. 

Flipping, renting, or sitting tight for long-term appreciation-there is potential for anyone willing to do the work.

Vacancy hurts a bit more, but the biggest issue with renting out large homes is turnover cost.