Other than cycles....I would love to hear any reasons people may be expecting an increase or drop in value in any of these areas.I'm sure other forums discuss this, but I'm starting another one :)

I imagine this will involve public works considerations and figuring out some work-arounds with zoning.

There are no considerations inside the downstairs unit. 

That other investor I keep mentioning  wants positive cash flow on day one.You might should call the area's properties and act like a renter fishing around to know their price for renting, their floor plan mix, and are there any specials used to increase their occupancy. 

Sometimes a tenant will play your friend in order to avoid a rent increase.

Great strategy especially if you use the cash out for more investment deals which hopefully increases ROI.

Moving to a dedicated flip 5, buy 1 buy strategy,  help me move away from a "transactional" mindset , flipping with no goal other than to increase the size and volume of flips (which was becoming exhausting) to a grower mindset.

Buy properties in good neighborhoods that only need light renovation to increase rent.

The value add will be mostly in increasing the projects occupancy from low 70s% to market occupancy (about 94% physical, 91-92% economic).

Of course there are risks associated with that such as increasing your debt, but most HELOC payments are a minimum of 1% of the outstanding balance.