Agreed, none of us have a crystal ball.

Great post Golan,I have always been of the belief that appreciation is more speculative and unpredictable.Nobody has a crystal ball to predict the future.Cashflow is more "certain" and based of the numbers as they are today rather than forecasting what might happen in the future.You take the income vs the expenses, plus including a margin of safety for misc expenses and then you look at the bottom line.If the numbers make sense, the deal is worth pursuing further."

.- I would reach out to a good real estate agent if you have not already, I found one day beat touring from house to house in the surrounding areas beat literally months on the MLS analyzing (yes I kind of did get caught in analysis paralysis) really crystallized my focus on what I really wanted out of my first live-in/househack/future rental.

Definitely a good start on the criteria...it's interesting when you start to plug this stuff into an algorithm and say "where does this exist"...it's like a crystal ball...getting a deal under contract is another thing, lol.

I never tell anyone no because I don’t own a crystal ball but I wouldn’t do that under those circumstances.

Quote from @Crystal Smith: Quote from @Mark Cruse: I recently decided to sell off portions of my portfolio but I've been in the class d arena my entire time in the business.

I don't know if it was crystal clear from the quote from Tiffany Preston Whitman, this is a political canard. 

These areas are also sure to appreciate due to Amazon in Crystal City. 

But no one has a crystal ball....

You do it a 2nd time, like "Skippy" did, on purpose to antagonize I might add, were gonna make it crystal clear, as I did. 3rd time, be good at ducking because a tool is flying through the air your direction.