If the investor is looking for both appreciation and cash flow; they need to be looking at cities/markets with growth (population and jobs), along with a consistent decrease in crime (all over the past 2 decades). 

Homes prices are still at record highs, some decreases-depending on the city, however, high density apartments are skyrocketing.

Thanks I never seen one LOLbut one strategy you could do is just do HELOC and income from rent in ADU can be used to decreased DTI, not all the bank can do that though.

If expenses are low relative to income, the cash on cash decreases when down payment increases (10k column).

Real Estate values, nationally, have never decreased over any 10 years.

There was very little immigration before 2016 for a decade and workforce decreased, and since then, there is a net gain of around 1.5 million.

Conversely, when property prices are low, rental demand decreases, causing rental rates to remain relatively flat or fall.How can you identify cities that are likely to have significant and sustained appreciation and rent growth?

We added value by decreasing the offer after the inspection and then after closing we were slowly able to get rents to market rent.

Interesting thought but rates are already going down as the 10 year yield decreases.

It's decreasing as time goes on, and the sell side is too stubborn to acknowledge it.So patience is my creativity, and uniqueness.