I completely understand your point about pricing adjustments driving faster leases, but my experience has shown that other factors play a significant role in a rental's performance over time.For example, I own three rentals with very different dynamics:1. 

@Steve Crisp There are a lot of variables that go into play as to whether you could benefit from a cost segregation study or not.

So you will need to have skin in the game.

I have been playing the multifamily game for almost 10 years now, and the GRM is one of my least favorite methods personally since it ignores so many important factors (steam boiler versus electric baseboard heat as an example). 

These are set it an forget it plays. 7.

In my case I was lucky that I still kept half of my portfolio, so didn’t get out of the RE game altogether.

I also have rentals in Detroit that I get far higher rents with cash paying tenants than I would a section 8 tenant.There are a lot of factors at play and the answer to "why would the government allow our tax dollars to be spent this way?"

And the reason why your "tale of two halves" will play out as you described.Demand:  This has actually been high almost all along, but rent growth hasn't materialized in response due to high levels of new supply. 

we invest in value add plays (no major rehabs) 10-40 units.

I am a LTR owner, getting ready to move into the STR game.