But Metro Phoenix is a leader in rent increases.

By carefully timing their sales and purchases, they not only deferred taxes but also increased their cash flow significantly.

Since you know who you want to serve, try to tailor your listing to make it easy for them to say, "yes".General advice: MTRs are attactive to a lot of people because of the increased cash flow, but it's the appreciation over time that really generates wealth in real estate.

If your rental income increases faster than inflation, you will have the additional dollars you need to pay inflated prices.

What is the best way to increase deal flow with multi family off market properties?

The shorter the prepayment term has an impact on increasing the rate.4.

I do understand that market value becomes what has been paid for a deal but with minimal work and renovations my deals almost always significantly increase in value in the first 6 months.

I ran the numbers on the deal knowing that I would break even on cash flow in the first year with minimal rent increases but significant cash flow in year 6 when the 401k loan is paid off.

Bond fund holders are making a strong return with both high yields and fund values increasing with rates declining. 

Great tenant but property tax increases have reduced my cash flow.