If you paid cash betting on appreciation and you don't get it, same potential issue.

HMLs specialize in financing those physically-distressed properties so they may actually be not only your best bet but possible also your only available alternaitve depending on the condition of the property.

My bet is flashing between the chimney and roof, not the caps, but a competent roofer should be able to look at the caps and tell you if they're OK.

I'll bet @Joshua Dorkin  or @Brandon Turner have an idea of when it will be ;) Probably crash the site with everyone trying to be THE post!!

SFH still seems lto be the safer bet.  

I bet if you ask the majority of the population if they would want to be a landlord, the overwhelming response would be, "No".

Its propped up by Irvington, and emerson heights so its not going to decline but I wouldn't bet on seeing a drastic increase in value either.  

@Aaron Norris @Leonard L.eon  I cannot comment on the strength of housing in moreno valley, but I can say that it seems hospitals like Kaiser permanente are betting on increasing population in that area as they are in the middle of expanding into that area...  

There might be a 10-year play given the proximity of Smith Hill to downtown Providence, but it's a very speculative bet. 

@Andres AguirreYes the HEL may allow up to 95% LTV, but, I would not bet on that.