New Investor - Speculating appreciation rates in Lake Oswego, OR

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Hello all,

I'm a new investor in the Portland, OR area and new to investing in real estate in general. I plan to focus on SFH for now and see where it goes in the future. Given the uncertainty of the new tenant laws in Oregon, I have decided to invest in my area of Lake Oswego, which I believe will have a better chance for more reliable clientele.

However, without being too creative in finding deals and going by the MLS, there does not seem to be much cash flow if I use traditional financing with 20%-25% down. It seems these will be more of appreciation buy and holds.

My question is, what is a reasonable conservative appreciation rate in Lake Oswego?  Is this even something that can be speculated?  I'm also sure it would depend on different locations in the city. 

If anyone has some insight, I'd love to hear it.