The only neighborhood where I see a large number of adjacent rentals on the market is Youngstown, West Seattle, and that's likely because the above ground lightrail opening in 2031 is set to cut straight through that neighborhood and decimate their property values.

If you are under market at U %, and the market rates are increasing by M (in %/year as a decimal), and you want to be at market parity in (Y) years, you can figure your desired annual rate increase (R) using this formula:  R=-1+(((100/U)^(1/Y))*(1+M))        I'll leave it to you to check the derivation from your starting point (A=P*((1+(r/n))^(t*n)) where t is in years, n is the compounding frequency in years, r is the rate, P is the initial and A is the final values. 

Yes I'd take a recession I cant see how you would think that being from MI one of the hardest hit states in the country.. the carnage was immense who would want to see that again.. at least as it relates to Detroit metro its finally finding its footing after 15 years of decimation.. cant see how anyone would want bad things to happen again..  

The drought and real estate crash have decimated the local economy. 

It is frustrating - but there are a heck of a lot of landlords out there that are not.If you are operating at 96% rent collection, then take a moment and pick-up the paper- There are a heck of a lot of people out there getting decimated.

Our tenants know that kind of landlord 'flexibility' is hard to find and they reward us by staying and staying and making good on those payment plans.Only 5% of the housing stock in Akron has been built in the last 20 years and it's unlikely to improve since we are still very slightly declining or flat in population growth.and lastly there is a HUGE shortage of affordable housing (and an even bigger shortage of 'decent' affordable housing), especially since 2008 when the market was decimated and so many properties were torn down.Anyways, I sure hope I'm right because my portfolio is heavily weighted with 'C/D' one bedrooms.fully understand having owned a bunch of what you describe.. its regional..

Senior housing will take a hit, as if COVID gets into one of these places, the economic decimation will be difficult to overcome. 

Wouldn't that be placing as many 0's before the decimal as possible? 

I think it comes from working with fractions more than decimals.

I should have clarified that the numbers along the Y axis (the vertical axis) are the decimal equivalent to the percentages.