And if as predicted interest rates rising to near 5% it will wipe out most gains of appreciation come over the next 12 months or so.

that's why in the old days working in smoky bars was bad.I used to go watch Monday night football at a cigar bar and had to take my cloths off in the garage before coming in the house.. 

Then consider the predictable positives and negatives your counterpart is likely to bring to the table.

Any other good cities or areas around nice cities where there seems to be some predicted appreciation?

I've always found VA to be very reasonable and predictable as far as short sales go.

I'm trying up predict the upset price on the foreclosure auction of a VA insured loan in Georgia and am not sure if I'm off base in my calculations.

When the crash came, I predicted on FB that by the time this was over, the Greeks would be kissing the whips of their financial overlords after each beating and congratulating each other on having the wisdom to submit to such masterful masters.

My niche is delinquent tax B and C properties in desirable areas with a predictable path of progress.Please reach out with your information and I’ll send a lInk to the presentation and/or set up a call.Time is of the essence!

I know you cannot predict everything but  just have mindset to do not give up and fight through it all and try to have back up plan if possible.

One reason I don't predict a major crash again well a few.. and why I think fence sitters may get a sore butt.is that so many of the NEW crop of landlords are better prepared than pre 08  they have more money into the deals they are far more educated.. the turn key business is far more mature and reliable than pre 08... so that helps those markets. financing has been locked in at historic lows 5 % and under long term money is ridiculously good.. also this crop of landlords had the best buying seasons ever coming out of 08 to 2011.. so asset values were reset to under replacement values and under by a long shot in some markets..