Prove you are more honest than anyone with: FICO 800, IRS returns with logical numbers, references with email and phone, background report, website with prior deals before and after with closing statements available to provide solid pudding not ice cream2.

If there are millions that need to sell there housing because of  forbearances that would be like throwing some ice cubes in the pan.

@Dennis Wayne Thanks and I also like that I get a "Cherry" - I call the appreciation I have been seeing the last few years the "Cherry on top of the icing of the cake".

Be conservative when estimating the appreciation, treat it as icing on the cake.

in maybe a BP first Ice Cube quote....."

I know the general thought is that appreciation should just be the icing and is a nice to have but shouldn't drive the decision. 

In looking for a good deal, we are trying to determine a market that would be turnkey friendly and have cash-flowing opportunities (positive of course) with appreciation not necessary but icing on the cake. 

Investing for tax benefits should not be the prime reason but simply the icing on the cake however.What I found typical is for people to lower their leverage as they age.

Break the ice into the real estate world.

A basic example would be, “I want to be fit,” but end up eating a tub of ice cream and watching Netflix all day.