R22 is now illegal to manufacture so supply is extremely limited leading to its high (only going higher) cost.

Echoing what Jeff Copeland said - it will be extremely difficult to get a one-off for re-zoning a property.

This is extremely powerful.

I know people that have purchased 100s there and never even been to Cleveland, save your money and simply connect with those that have been doing deals there,,,,,BTW, if you are not cash, again stay home, finding good deals will be extremely difficult if you are not cash,

My first response is to reach out to the tenants and inform them of the extremely high water bill and to ask them to check if there are any leaky faucets or running toilets.

Because of all this, if I were looking at STRs, I'd be extremely conservative with STR financial models right now--for instance, I'd want to include worst-case scenarios (like unprecedented vacancy) in my model, and I'd want to have multiple viable exit strategies on the table.

While price appreciation has risen, it is not to extreme levels like Charlotte.

I don't know about your specific market but most of the country has been in a extreme sellers market.

In college towns, house hacking should be extremely easy with long term tenants and you ll be able to collect a premium.I have been house hacking in Gainesville Fl for 4 years now and have never once wondered if I could find tenants. 

I've made probably 30 phone calls in the past hour and from what I can gather is everyone is extremely busy or it's not worth their time to come out to look at a property when its not under contract.