That said, well-located properties in high demand school districts often maintain strong occupancy rates and command higher rental rates.Allen and Celina are great markets with good schools, but as you mentioned, overbuilding can impact appreciation potential in the short term. 

The market value for a whole home in my area is lower than what I would charge to cover the mortgage, especially when compared to newer communities like Sunfield, which can command higher rents due to their amenities.Thank you for your input!

ARV Projections: In a shifting market, would a well-renovated 3/2 command a significant premium over a 2/2 with a nicer layout?

While people will share a bathroom in say a 2/1 it is likely a harder sell in a 5/2 and the price you command is less. 

While Miami’s unlimited height districts are commanding land prices upwards of $100M per acre, savvy developers are eyeing hidden gems like Columbus, Ohio, where land in key districts is still available for as low as $4M per acre.

(There are tax accountants who say there's actually an eleventh commandment: Thou shalt not put real estate into a corporation.)Finally, and not to highjack this thread, but in another thread we've been discussing how nonpassive losses (such as from real estate) can shelter any other type of nonpassive income including IRA or 401(k) withdrawals.

Apartments – Rental RatesDuplexes and fourplexes often command higher per-unit rents than apartments since they typically offer more space, privacy, and fewer shared amenities.Many tenants prefer a home-like feel with private garages and yards, which can allow for premium pricing.That said, apartments can sometimes have economies of scale that make management easier, but it depends on your investment goals.5) Multifamily Builders to Consider (and Avoid)There are several solid builders in SA focusing on small multifamily:Builders to consider: Look into Lennar, DR Horton (MultiGen product), and local boutique builders specializing in duplexes/fourplexes.

Even if you make your place immaculate, it may not command that much higher rent because the area doesnt support it.

In the Bay Area, sales simply command a premium over rentals.

Typically, furnished rentals are for shorter term stays, so the tenant is most likely going to be able to deal with whatever your style is.Should be able to command much higher rent depending on the area for a furnished rental - minimum of 50% more than LTR.One option could be to lease the house and sell / lease the furniture in a separate bill of sale / contract.