You will likely need to find something off market.

While I have none in this market I have been on one realtors monthly newsletter with market analysis for over 8 years. 

I have a feeling my entire local market is going to be the same outlook to make their over value seem reasonable to themselves..Do you or they, control the future?

But to date, I've just set my rents at a rate that accounts for me having to pay the water bill - and informed the residents that each year I'll increase the rent based upon my expenses (including water), so keeping the bill down helps me to help them.But one problem this could cause is if increasing the rent to cover the water bill then places your rent above the market rate.

It took more than a decade but I am excited (and terrified) to re-enter the fray.After dipping my toes into the market, I have battled against my paralysis and taken the leap. 

I have an off market property as a lender we are taking back and need an agent. 

The stock market has been on a tear.  

Quote from @Marc Zak: In the market where I live (San Diego), appreciation has been strong and many predict it will continue to appreciate in the long term.However, with current interest rates (6% at best) and property tax (2%), the annual cost burden is 8%.Am I correct in saying that appreciation has to be above 8% annually (plus whatever my maintenance and vacancy costs are) for me to make any money in this scenario if the property is cash flow neutral?

I guess with certain markets its achievable!

Until the lease ends and then the legal notice time in your market has passed.