That’s the best bet.Thank you Andrew - I understand that various factors influence , I am in the initial stages , So I am looking for general direction . 

This is a HUGE FACTOR that is often overlooked.

@Allen Li It's hard to answer your question because so many different factors come into play.

Depending on the class of home you're looking at it could be a factor.

I noticed when asking the office it was a figure of 5.69% so I was curious and factoring in CPI that makes more sense now.So just to clarify: the increase cap (both the 5%+CPI or 10% and twice a year) would apply regardless of being on a month-to-month lease OR a 12 month lease?

Payments that you make normally fall into one of 3 buckets100% of the payment can be factored in somewhere on the returnPartial payment can be factored somewhere on the return0% of the payment can be factored in somewhere on the returnHouse-hacking also has considerable tax implications in the event that you want to sell this property.You can potentially defer a portion or all of the gain on the investment property with 1031 exclusion.You can potentially exclude a portion or all of the gain on the personal residence with section 121 exclusion

When I run the numbers on Singles/Multifamily houses I see in Zillow/Redfin It doesn't seem like the best ROI I can get (of course I am not adding any appreciation or other factors as I just started analyzing).

And are the rates as exorbitant as HML , I understand various factors will influence but around 5% or around 10% .

And this doesn't factor in all the plans, zoning, permitting, and interest costs. 

I read the rise and fall of the Third Reich from the first page to the last.. that was a heavy lift To be fair I did read the books of the day back in my 20s  Think and Grow rich  Dennis Wately  Zig Ziegler Robert SChuler  etc.many of the books you mentioned would just be to basic on concept for me personally so not worth the time simply from myexperience living the real estate lifestyle.