Is This Irresponsible or Sophisticated?

[William Coet]

Trying to determine if this is reckless or sophisticated investing....The idea is that annual percentage increases and the possibility of rates lowering will allow for positive cashflow.

-A property with a 30 year mortgage would be neutral cash flowing, but in a solid location and with strong demand.  Current annual income is $101k

-Annual rent increases of 3% are realistic making annual income after 10 years $136k

-If interest rates lower a refinance would lower annual mortgage expense

-an added bonus over time would be appreciation (which will likely not happen within the next few years)

Thank you for any input!