To add to that, where high income people are moving. 

Find a local investor friendly Realtor, ask them for a referral to a quality local property manager and have them help you find a duplex that needs some cosmetic updates.

I highly recommend you get involved with local real estate meetups where you can learn, Network, and sometimes find a deal. 

Those are all computer algorithms that can't take specific details into consideration like paint color, flooring, countertops, room layout, quality of neighbors, and many other factors.Use their numbers as a beginning analysis but then actually look at comparable rentals on the market and compare them to yours.

DOB (on photo ID)**I would highly recommend using a tenant screening service so that you have a full application and ability to provide details to a collection agency.

I'm worried about how much penalty I'll have for using my insurance.Or, do I save on monthly premium and hold a high deductible, and pay for a new roof out of pocket once it fails? 

AirDNA just released an article on this that I'd highly reccomend reading.

If you're looking for a real estate book, I highly recommend "Estimating Rehab Costs" by J.

Or maybe rates stay high and he starts feeling the squeeze with his investors if/when he has to refi at 6% or sell at a price I would have paid today.Back to Bjorn's point, keep reviewing and underwriting deals.  

I highly recommend starting by tuning in to the BiggerPockets podcast.