Limiting average rent increase to $260/month does not seem to be very limiting.Historically rents have increased more after the implementation of rent control Han prior to the implementation of rent control.Zillow states the average rent in CA is $2800, it was $602 in the year 2000, a 465% increase.Zillow states the average rent in nevada is $1995, it was $602 in the year 2000 (same as CA per internet), a 331% increase.Ca average rent has increased 134% more than Nevada’s average rent.You can look at average appreciation for this century but we all know what it would show.Ca has historically been a great market for residential RE investors.  

Historically has this tenant been responsible with rent payments.

If you look at my posts historically you see that I really try to put out information that may be helpful.

.$180k price point reflects a market that appreciation has not historically is not mush higher than inflation.  

Buy in a market with consistent historical appreciation—typically where there’s limited housing supply, population growth, job creation, good weather, and proximity to a major airport.

the flipside is, anything extra you put against the mortgage is cash you're not investing elsewhere, whether that's real estate or index funds or bonds or groceries.hope this helpshappy to continue the dialogue I will add a little to Nicholas’ good answer.Leverage is what historically has made real estate (RE) a good/great investment.  

I remember it being a really fun place with a classy historic downtown.

Edmonton has been historically a great place to invest, except if you bought in 2007 and 2014... and 2025/2026 is looking like it will be a similar situation.

In my club, we analyze market trends, rent growth, expense ratios, and local job or population shifts, as well as occupancy rates, tenant quality, property condition, cap rate versus the local market, financing terms, potential for value-add, historical cash flow, and projected ROI.

Capex reserves are difficult to estimate without good historical data and operating experience.