Before the insulation, I couldn't get the house under 76 on 110 degree days, now my everyday set-point is 72 & I'm paying about $100/mo less than my neighbors during peak cooling season to maintain that super-low set-point.  

Moodys RCA/CPPI index (repeat sales index) for almost all property types is higher than the 2007 peaks, especially MF. 

If a tenant wanted to make that a clause on my lease, the answer would be 'buh bye'. 

Hello walking or riding a bus.If you miss a homeowners insurance payment they will Place a policy on it and bill you (very expensive) and if you don't pay it--bye bye house.

If you have a tight area for enforcement you could pay someone to hold a sign on a busy median or corner during peak times.

Now multi-family are way more expensive, I don't think your success can be duplicated in today's market. even LU admitted the apartment market is peaking.

For what it’s worth, my last renovation finished mid April (right during the peak of the pandemic) and that’s the one renting for $975 now.

If you sign a tenant for that redone space (which you probably will), agree with them that you can let folks take a peak at it after hours to understand what they can do with other spaces.

Yes, the older you are, the more difficult it is to absorb what tend to be natural peaks and valleys of the marketplace, so as you age reducing risk makes sense.

I was recently approved for a first time homebuyer program HFA of 300k with 3% down current location is Turlock California we are in a HOT Market and we are at its peak of very crazy home prices.