The residential lease market in Washington, DC, from January 2024 to January 2025 has experienced some changes:Units Listed: The number of units listed decreased by 78, a 15.92% decrease, from 490 to 412.Listed Median Price: The listed median price increased by $175, a 6.19% increase, from $2,825 to $3,000.Units Leased: The number of units leased decreased by 58, a 19.86% decrease, from 292 to 234.Sold Median Price: The sold median price increased by $100, a 3.51% increase, from $2,850 to $2,950.Summary: A decrease in units listed and leased indicates a reduction in supply and demand year over year.

PITI increases. 

Quote from @Jaycee Greene: A few things I noticed, in addition to having the tenant pay the utilities are:1) Incorporate annual increases in rent higher than 2% (in your area, maybe 4%-5%) with a slightly smaller increase in operating expenses (say 2%-3%)2) With a gut rehab, I'm not sure why you need to spend $128/month on cap ex, at least for the first year or 2.3a) An 80% cash out refi is probably going to be hard to get.

Money has to come from somewhere so where will it come from.issue will be if they increase sales tax it will be regressive tax as those who rent and don't own and have low wages will still pay more for everything.

This year the 8.6% maximum allowed increase is higher than the market rate increase.  

I specialize in single family rental properties in the Huntsville area and this area has a proven track record of increasing home values.

We use AI for appointment setting and follow up and it has resulted in a 30% increase on deal flow. 

You may still not want to increase the occupancy.To me, two things stand out about your post.

They may miss out on future gains if the neighborhood continues to increase in value.

This means you'll get a good cash flow, but appreciation of the property will be low.In the phoenix area there is more ownership and less renting, but due to prices increasing faster than inflation we are seeing a rise in renters.