yes, that's what everyone wants =) appreciation is tough to predict."

My question is when it comes to analyzing properties that are below market value how can you predict what the market value will be after the rehab?

I have had my eye on 5-20 unit multifamily for a while, as I see it much more controllable and predictable way to go about a real estate deal.

Personally, I find BTRs to be more predictable with fewer ongoing maintenance issues, and they tend to attract high-quality tenants.

No one can predict the future but generally speaking you are probably fine over the long run.Did your Realtor not mention the proximity to the freeway?

I have to admit, my prediction a month ago of a more restrictive Fed was wrong.

While no one can predict what the market will do in the future since I have started purchasing long term rentals rents have only gone up which has allowed my cashflow to continue to grow. 

That kind of stability can make long-term real estate investments much more predictable.

@Vince Au no one can predict the future.There are some interesting facts you should confirm for yourself (NEVER believe anything anyone posts here!).

This makes targeting distressed sellers, such as those in pre-foreclosure, or those with ballooning debt that was taken out in 2020-2021 when the interest rate was 7.37x lower (8/09/2020 the 10-year treasury was .56%, 1/15/2024 the 10-year treasury is 4.69%) making it very difficult for those that underwrote the property in 2020 to have predicted refinancing at these rates and likely a sale is their only option.