You bring up a great point about the unpredictability of neighborhoods that are still being established.

Housing humans I have found is unpredictable. 

They are too destructive and unpredictable.  

The Fox river floodings are disastrous and unpredictable so even though the house is raised 5' above ground it has taken on water several times through the years, once notably the water line rose to an interior depth of 5' casuing hundreds of thousands in damage.

Property management can be unpredictable.

We currently have little time, especially during the work week and he also works weekends with an unpredictable schedule. 

Avoid extremely distressed areas where ARVs are unpredictable or tenant turnover is high unless you have a deep local team in place.Happy to share experiences and connect.

The gap between projected and actual cash flow has been frustrating.Additional context:13 units are less than 10 years old in A- to B+ areas.10 units are older but well-maintained in C-class neighborhoods.I see no significant difference in maintenance or turnover costs between these property types.This portfolio was meant to fund my early retirement, but the cash flow has proven inconsistent and unpredictable.

Risks: • Rates are unpredictable.

HOAs can be unpredictable—special assessments, shifting board rules, etc.