As rent increases with inflation, the rest of your numbers will follow.If buying a condo, thoroughly review the financials and make sure reserve account balances are in line with the most recent reserve study.  

Nothing to hedge the increasing Capex, while inflation destroys the non-appreciating asset.

When you ask most Anericans would they rather have the gas tax indexed to inflation or increase the depreciation life real estate investors can take, I don't have much doubt which one they would choose.Don't think I'll get votes on this post as people don't want to hear this (including me), but it is just my 2 cents on the trend to expect.

You're in a horribly inflated market compared with the rest of the nation and would be better off looking outside of Seattle as a beginner.  

So even if they managed to get a tenant in at inflated rents, it's only a matter of time until that becomes a problem.  

Three brief thoughts:1) at some point prices will make new highs. 2) it's been 8-11 years since "2005-2008".3) you're not accounting for inflation, so prices haven't actually reached "those" levels quite yet.

They'll buy a house from some of these wholesalers or wholesale companies that inflate ARV and lower repairs so these inexperienced flippers end up losing money or barely breaking even (which in my opinion is losing) San Antonio has a few pockets that make sense to flip in but people know this and they're selling these houses at a price that doesn't make sense to flip.

Recent rent inflation has been at ~$100/month per year over the last 3 or 4 years.

The estimates, one from a guy we've used before and another local contractor, are in the 200-300k range.Those estimates sound wildly inflated to me based on quite a bit of research I've done online.

I don't look at mutual funds as a vehicle to create wealth, but more of a place to KEEP existing wealth where you can get a modest return so your wealth doesn't get eroded by inflation over time.3.