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I have been trying to get a distressed/value add LTR property under contract in my local market for some time now.

I frequently hear that someone purchased a new property because their real estate agent told them they could get X amount for rent, when in fact, the market comps don't support that amount.

I do the same tropes of things in the Tampa Florida market.  

People in 2005 were angry the market was so competitive.

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My market is similar to what you are describing and I too see signs of a suckers rally and reminds me of 2004-2006.

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It all comes down to running the numbers based on today’s market, not past assumptions.

Marketing is all about message resonance.