I would guess getting 20% appreciation in the next 6-8 years would be the top end of possible expectations, unless there's something you know that's going to happen in your area to drive that level of gains.

You can drive by when going other places for those drive by checks.

1 beds have much higher turnover.The 2 bed in a different area could be in a more desirable area where rent growths,supply and demand,and appreciation is better along with cap rate compression.The same could be said for the 1 bed depending on where it is located.The 2 bed could be under market and you purchase and get 100 per month more per door and the income scenario changes.Some landlords keep under market rents to avoid headaches and turnover repairs and keep them full.They have paid debt service down over the years and dealt with so many headaches getting full market rent they do under market to not have the hassle.When you are slightly under market you can get picky and take the most well qualified tenants.Just like buying a house tenants in good standing want the nicest place they can find for the best price.

Often if you drive by a group home it may have a privacy fencey, very small signage if any at all, maybe a larger driveway and a ramp, small details that really don't stand out from other properties in the area, that keeps neighbors from feeling like there is a nursing home in the neighborhood.

I used to get up at 4:30 AM to drive the auction properties for the day, and then bid on them at lunch time.

Drive the area.

http://www.usatoday.com/money/perfi/insurance/story/2012-05-21/dog-bite-liability/55120450/1

How hard a bargain do you want to drive?

Sure, the growth is much slower, but if there were a job loss tomorrow or some other catastrophe, I really have nothing to worry about since I have a decent portfolio free and clear.

If my buyer has to mail a check or drive it over to the title co. that takes much more time then a click.