Population size - Is that area's population increasing or decreasing in size? 

Data from CoStar/Apartments.com shows that there was a temporary 30 to 45 day decrease in asking rents when the pandemic first hit which soon reversed in May 2020.

The rehab took longer than expected, rates went up, and values decreased slightly since I bought it.

@Quinn DudekInstead of forcing appreciation through rehabbing, you could force appreciation through increasing NOI, ie increasing revenue or decreasing expenses.You could also look at using creative financing.

A 30-year amortization would decrease your monthly mortgage expense a little bit (though the higher interest rate will also increase it, so you'd have to factor those things to see if they make a difference). 

Unless your market is forecasted to have an oversaturation of housing and/or population decreases, I think it should work just fine for a long term approach.  

For 2022 annual appreciation/growth, the experts are predicting, zillow 13.6% increase, goldmansachs  16% increase, fannie me 7.9% increase, core logic 1.9% increase, mortgage bankers assoc -2.5% decrease, redfin 3% increase, michael uber 10% increase. 6.

I have noticed this month more houses have gone up for sale with sales prices decreasing. 

So, if you can make a deal today at today's rates that cash-flows positively after refi, if you manage it well and hold onto it over time rents will likely increase and you will likely be able to decrease your expenses when rates go down and you can refinance again.

Which areas have decreasing vacancies.