The rental has always had positive cash flow, but the first 3 years was tight as we choose to aggressively pay off the reno.

Interesting math problem.You may need to normalize the appreciation in any area vs others, because the biggest factor for appreciation is going to be related to the printing of money in Washington DC.It appears to me you are missing the most important variables related to supply and demand:Jobs within X milesPopulation growthHousing startsI could see how a flood zone could impact appreciation, but race seems an odd factor to include over supply / demand drivers.

My original budget was 85k for work but had to do more than planned plus supply cost and labor went up, thank you COVID, so had over 100k into Reno. 

Things to consider when investing in Real Estate: 1) Think about investing in areas that have a low supply of doors for rent, grown jobs, growing, population, and is landlord friendly (I like Texas, Florida, Georgia, Carolinas, Arizona, etc...), 2) have a standard for your investments (mine is 7% COC, and a 2x your investment at 3-6 years (100k in 200k out).  

You might try https://www.mfssolutions.com/.I have not used them, but had their info in my contacts, so must have thought they were interesting at some point.Same for bulkwooddesign-cabinetry.com  in Dallas.Might also try Surplus Building Materials in Addison, but not sure they do bulk.There is someone in the multifamily community that also does bulk supplies...trying to think of who that is....they're really an operator, but do enough renovations they started a sideline business. 

. - I earn a strong income relative to my my investment- I could cover my investment’s expenses even if I received no rent, ever- I have a Strong Cash Position + Access to Liquidity:- I have the Down payment in cash (even if that down payment is 3% or less)- I have cash for any anticipated Closing Costs- I have cash for any anticipated Rehab Costs- I have access to plenty of credit and short-term financing, after the mortgage, should I need it on top of my cash cushion- If I don't have a strong financial position, I have a financial partner who does- I have a Strong Credit Score (700+)- I have or will commit a Meaningful Amount of Time to Real Estate, especially upfront- I am willing and able to DIY everyday household projects if necessary, and/or am willing and able to skillfully hire and manage contractors and property managers- I have Strong Analysis Skills - I know what a “good” deal means to me in my target market and can analyze a potential deal in 15 minutes- I have a Strong Economics Foundation- I Understand terms like IRR, NPV, CoC, ROI, and CAGR, and have a preferred way to compare investments- I Understand macro factors (supply, demand, interest rates)- I have a strong understanding of local market (zoning, easily calculate ARV, “path of progress”, etc.)If you can answer yes to all of this, then you should get going - no reason to wait. 

Going to be difficult to solve a supply side (labor/oil/materials) problem with a demand side solution. 

The IRS imposes hefty penalties for aggressive cost seg studies (and the taxpayer pays the fine, not whoever was hired to conduct the study). 

Wait, 50% of the Colorado river water supply goes to LA and 01.8% goes to Vegas, so you’re considering eliminating Vegas and going withLA instead?

One thing to note is that in Boston a high percentage of the multifamily housing supply is 3 families and you are severely limiting your options by only looking at 4 units.