SFH still seems lto be the safer bet.  

I bet if you ask the majority of the population if they would want to be a landlord, the overwhelming response would be, "No".

Its propped up by Irvington, and emerson heights so its not going to decline but I wouldn't bet on seeing a drastic increase in value either.  

@Aaron Norris @Leonard L.eon  I cannot comment on the strength of housing in moreno valley, but I can say that it seems hospitals like Kaiser permanente are betting on increasing population in that area as they are in the middle of expanding into that area...  

There might be a 10-year play given the proximity of Smith Hill to downtown Providence, but it's a very speculative bet. 

@Andres AguirreYes the HEL may allow up to 95% LTV, but, I would not bet on that. 

What market is the best bet in this area?

If there are homes down the street that have similar square ft, lot size, bedrooms and bath numbers that sold within the last six months... you can bet these homes are going to drive your price. three houses in the neighborhood sold for 200K?

Many would say having 30% down is the safer bet, so definitely not over leveraged by any stretchAs the relationship grows, I think they'll take on more risk..  

Private money bet on the horse not the jockey.