So my cash flow would be very difficult to achieve per my equity position on an acquisition today.The tougher to predict return is from appreciation.  

Have had more calls in the last 7 days than I have had the 2.5 months prior combined.Timing is very hard to predict, but I am curious on the view today 4 months out to early March. 

You’re looking at a market where cash flow is more predictable, and that's something you can count on in the long run.Another reason Memphis is popular with out-of-state investors is the city's history of solid returns.

Have a look at the blog post https://www.biggerpockets.com/blog/realtor-predictions-for-2...

Refinancing Options If you’re planning to hold the property long-term, refinancing the seller carry into a more stable, fixed-rate loan could give you more predictability.

Checkout this post from Rob Whiting, CEO of Boom (Baselane partner for rent reporting), explaining his predictions for the adoption of rent reporting.https://www.linkedin.com/posts/robwhiting_big-headline-out-f...

Firstly my objectives•To provide uncorrelated predictable income streams while allowing for the opportunity of capital appreciation•To provide high % yields.

If you have a stable asset, predictable returns, and a lease structure that’s well-known and well-documented, a regular market valuation might make sense.

The goal is to determine whether the government accurately adjusts DoD Basic Allowance for Housing (BAH) rates and to develop a predictive model to calculate possible future BAH rates for specific locations.We have pulled rental data from Zillow and historical BAH rates from the DoD.

Speaking from the Arizona perspective, we are experiencing continued growth, attracting lots of new residents (Californians choose Texas and Arizona as their top 2 places to move).Here's an economic forecast:https://www.azcentral.com/story/money/business/economy/2019/12/11/arizona-state-university-annual-economic-forecast-predicts-slower-growth/4398074002/Not sure where you are getting your "low rent" thoughts, maybe compared to CA.