The next 15 years is your guess but IMHO likely to be less as we are peakish now and 15 years ago was a relative dip... could still be dandy.I view cash flow <--> capital appreciation; risk <--> reward; investment <-->speculation  as  spectrums not digital values, and any specific property lies somewhere on those spectrums.

The atmosphere is especially negative towards any outside investment right now because many neighborhoods that fall in the top end of the low income spectrum are transforming in Chicago@Anthony Gayden That makes me feel even better.

Its tough to give nuggets of advice across the whole spectrum.

Hey Adam,It kind of depends on where your property sits in the overall price spectrum.

:PIncidentally, this lawful trickery where we bounce between freddie and fannie is why any REI needs a local minimal overlays lender that offers the full spectrum of basic mortgage products.

So, I opened up my spectrum and found Victorville.

More than likely you're not going to build a house for any less than $180k-200K all in and at that price you're only going to get basic builder grade everyone has the same thing low grade junk in the house.If you want to somewhat adhere to the 1% rule there are very few places and an even smaller pool of renters that could afford $1800-$2k + rent, on top of that, if you are renting in that spectrum you'd better have higher end finishes (granite or something similar - no basic builder grade stuff including light fixtures etc)You also need to factor in building in Maize or Bel Aire - while they may give you some incentives, (I figured most of them had sunsetted by now) you are going to pay much higher property taxes, (Bel Aire much higher water bills) and have special taxes that will eat into your cash flow and your personal finances as well.  

Everything from 100% pitch fests on one end of the spectrum to 100% content on the other.

I also agree with you that a large percentage of our Congress is beholden to either of the two extreme sides of the political spectrum.

And while my tenants are clearly on the lower end of the economic spectrum I would go for a walk through the area at night with my daughters and not think twice.