There is a gold mine in there for you.

It gives me a direction to start researching what is around me.

Currently researching other states...Florida and Texas showing strong return comparisons. 

They are considering selling the home and when they started researching capital gains, realized that they would indeed paying them as the home has been a rental longer than it was a primary residence.

Add good companies and a good economy, and you got the perfect recipe for growth and appreciation.https://www.zillow.com/research/dataTerry

I had researched on SFH but in the end, it was multi-family that won.   

In my Research over a long while looking at deals in the “ good” and “ bad” parts of town .

With proper research, you get to know why properties outside that middling category might fall over or under the 50% Rule.Yes, I know, that's why you're here.

No I am not asking for a step by step guideline on what to do so please refrain from the "Go do your research and come back" replies haha.

There are certainly some obvious concerns, but I don't want to overlook the opportunity just because I have some preconceived notions of the headaches that may or may not ever materialize.I'm planning to do more research on the particular bar both on social media and in public records.