I will answer your questions with statistic and math.If you want cash-flow?

There is a maximum increase of 10% allowed in any given year, thus the Act’s provision is often referred to as a “rent cap.”To calculate the cost of living increase that is applicable to your market, use the Consumer Price Index (CPI) published by the Bureau of Labor Statistics.

When getting into REI statistics and averages are ONLY data, they do not translate into results no more then buying a tomatoes translates into a pizza, it is 1 ingredient in the mix that requires ACTIVE work, efforts and actions to create the end result and HOW the process is done has the greatest impact upon output. 

@Marcel Couch Classes for commercial properties are different than residential 1-4 family properties.Also, you'll find the concept of classes for 1-4 family vary greatly as there's no standard and everyone has different opinions.Our LOGICAL opinion is that it all revolves around the tenant pool for a property.Here's our definitions of Class A-D, with the understanding that we are playing statistics and probabilities (there are always exceptions):Class A: 680+ FICO, white-collar to high-blue collar, very stable career/income, usually some savings, takes very good care of rental propertyClass B: 600-680 FICO, low white-collar to mid blue-collar, stable employment/income, often some savings, takes good care of rental propertyClass C: 550-600 FICO, mid blue-collar to no-collar, decent stable employment/income, lives paycheck-to-paycheck, 50/50 on taking decent care of rental property or being hard on it.Class D: <550 FICO, no-collar, unstable employment/income, often only SSI and/or Secion 8, often doesn't deal with banks, usually hard on a rental property.The tenant class will eventually affect the property, which eventually affects the neighborhood class, which affects the contractor & PMC class willing to work there.An abundance of housing will typically lead to a lowering of the overall class in that area.A shortage of housing will lead to gentrification and improvement of overall class in that area.

I would like some statistical analytics.For me right now I just look at the employment rate and see how fair that is.

Statistics are important; but having a presence and understanding of the "talk of the town" is huge too.

They should tell you which neighborhoods to avoid and which could be attractive.Another way is to look up statistics from the Bureau of Labor Statistics and the U.S.

See my response to @Jonathan R McLaughlin but if we're following basic statistics, this data suggests that the only appropriate way to predict cash flows would be a range within a certain confidence interval. 

All of the statistics, data, and fundamentals I have seen do not indicate a market crash is coming anytime soon.

What is giving me the impression that you are being led down a dirt road, presumably by your real estate agent, is the paltry amount left aside for appraisal shortfalls. 2k is quite frankly, statistically insignificant compared to 500k.