You can predict the future but the problem lies in the timing of it all.

I clearly state to the tenant that just as much as they cannot predict the future, nor can I, hence as a business I have decided to have leases run for a year. 

There are certainly cash flow plays in DC...but the main play within the city limits is appreciation...and it is not that hard to predict within the district.

Your question regarding incorporating the appropriate rent rate suggests that there is some way to predict where the rents will go.

Blogs and family gatherings are brimming over with real estate market predictions and let me first make this clear: no one knows what’s going to happen.

Predictions for inflation have been around for years, now it's here and it will be for a while.

Do you think that 2020 is a good year to invest in real estate?

A" apartments in "A" locations are bought for a premium because they are newer (20 years old or less), have lower (and more predictable) repairs & maintenance (with little to no capex for the next 1-5 years) and therefore gives a more predictable yield on investor capital.

My personal opinion of values is that if you're looking to get a predictable return on investment that you would be better off buying a legal duplex.

He also predicted the Nashville market will crash 34% in 2023.