We actually had too many engineers doing nothing.. then Reagan (our government) had no choice but to snuff out inflation there by protracting that down turn even longer.

I am not an economics expert but CPI is one way of measuring inflation and deflation. 

There are a lot of good turnkey markets like Cleveland, Louisville etc that may be less inflated.

Anyway, I have found an investor friendly agent who does not over inflate ARV's and is making sure to keep me away from high crime and poor school districts.

Insurance, realistic vacancy, cap ex, maintenance, management, hoa fees (x1.3), taxes (x1.2), expense inflation, decrease in noi if market gets saturated etc etc?

Does anyone think the main issue can be higher interest rates will drive inflation up and devalue our cash making property a much more safer bet?

While the real estate market is HOT in Nashville, the price inflation and lack of inventory have caused me to consider other markets. 

Investigated several platforms:Roofstock - Found that prices are inflated and many times quants are not dependable. 

Negative interest rates can wake up the underutilized resources and be an effective tool to encourage investments, with less side effect, i.e. inflation, than west European countries. 

You would have lost all of that cash flow in the meantime, and would have actually lost money due to inflation and your money just sitting there.Second, why would you assume that interest rates are going to remain the same during the downturn?