Go room by room in the house and spell out exactly what you want done in as much detail as possible, down to the most minor of tasks.

I ran the BP Rental Calculator with the assumptions:Vacancy: 10%Repairs & Maintenance: 10%Capital Expenditures: 10%Property Management Fee: 10%Annual Income / PV / Expenses Growth: 0%Sales Expenses: 0% Having never bought a unit, I could definitely use any insights into the assumptions for this area.

Getting someone to agree to selling a valuable asset for about half of what it's worth is a tall task. 

White Rock, Lakewood area does have the growth of jobs and close location to major focuses other than just bars and eateries.

Those that don't go bankrupt will have to put all of their hard earned money into their homes and have less disposable income which will crush the economy around here.  5) Real estate investing 101 - invest in the path of growth.  

I'm leaning toward Builium because I think it is better for long term growth but was hoping others had some input.

Are you looking for long term growth?

What throws me off is that it says that city is experiencing slowest population growth over the last 3 decades.

I started with the list of 500+ metropolitan & micropolitan statistical areas (MSAs) and narrowed from there with these criteria:Above average projected population growth (>4%)... cuts to 168 MSAs Below average vacancy for renter-occupied housing units (<6%)... cuts to 83 Below average price to rent ratio (<11)...cuts to 11 Population >500K within 25 miles...cuts to just 4 markets (btw, this cool site tells you how many people live within X radius of a location https://www.freemaptools.com/find-population.htm)Your shortlist will all depend on what "filters" are most important to you. 

You could by all three in proportion and call it a day or weight the portfolio to what you feel has the best growth ie Lifestyle vs All ages and tenant owned vs rental.