Inflation, rather Inflated prices over the last few years will stay up for a while. 

Given many lenders are willing to fund soft costs such as construction management/development fees and items such as leasing fees, and incorporate contingency line items up to 10% (even if you don’t believe that’s necessary) if a combination of these were theoretically incorporated into the project pro-forma that’s utilized by the bank, the project costs might appear inflated and require slightly more cash up front.

I agree with the wholesaler's ARV, it's usually a little inflated, and repair costs deflated.

**Assumes rents increase 4.2% on average each year (Rents inflated 6.2% last year but we will use the historical average).

For example, I assume that I need $800/year or HVAC, every year for the life of the property (adjusting for inflation over time).

Personally, I would like not to go through litigation and court but if I do, can I sue the City for damages, inflation adjustments, loss of gains from not being able to use the money to help my Real Estate Portfolio grow?

I don't mind paying them equity with future dollars that honestly,  will be worth less than today dollars based on inflation.

I like the cash flow I can get, but what my real objective is having my rentals appreciate at least as much as inflation and get paid off within 15-20 years.

Arizona / tx/fl are already inflated and too far to manage. what area do you suggest ? 

So cash on cash returns are easily 50%+ i believe this is what Airbnb strategy used to be before pandemic inflation hit.