Estimating rent for property

[Mohamed Mahmoud]

Hello fellow investors,

So I'm analyzing props in my neighborhood and according to my realtor, rents are pretty high and range from 2300-2800/month.

Of course if that were actually the case, I wouldn't be hesitant at all, however the stats he sent me were for advertised rents, yet when I checked the history to see how much they rented for in the last few months, I couldn't find anything more than 2200. Except for a rare case of 2400.

So is it wise to depend on advertised rents? even if a lot of them are advertising that much?

Also, should I except lower rents with Covid going around?