They then add your mortgage payment and HOA payment as a debt payment as well as an average of other recurring payments such as management fee, utilities, etc.  

In this regard, investing in a market with long term appreciation (not just one or two years but averaged over decades) is a lot more passive of an investment.

So the average person can afford 1k/mo in rent.

Liability alone would chase away the average broker.  

I've been using the average of the 3 lowest and 3 highest comps in a one mile radius if possible but I'm finding that in some areas that is a big gap and I'm trying to find the most accurate way of estimating value short of calling a Realestate agent or appraiser for every deal I analyze.

After closely reviewing the current office space market in the area, seems like the average asking rent is anywhere from $18sf/yr-$22sf/yr  current tenant is paying close to $16sf/yr.

Until that attitude changes, you're unlikely to make much progress getting the average real estate investor to diversify--especially into stock/mutual funds/ETFs (Buy and hold?

Though there are legitimate concerns that this complex will push gentrification, I think it will add to the vibrancy of the Hilltop neighborhood.As a new investor, I'm not sure if the addition of this complex will push up rents in the area by increasing average rents and desirability, or depress them because it is adding a significant number of new units, thus decreasing the demand on other units.  

You might have to hire an attorney, and/or a CPA, and/or a tax consultant to advise you on which way to go.Another item to consider is to figure out who your financier is going to be starting out and get a loan letter from them that states the average time it takes to close your type of loan and the maximum amount you qualified for.  

.- Average 3/2 houses in our area cost about $350k.