Cash Flow Market Value Stability Appreciation A Combination of these oCash Flow and Appreciation have an inverse effect oMarket Stability will provide Predictable Results, but Values & Rents remain flat.A few Questions to consider: Is your evaluation standard Repeatable (i.e. 10-12% CAP Rate: Can you continue to find properties which meet this criteria?)

I'm predicting a recession in the next 2-3 years.

He may mean well for 15 years but he can't predict the future and neither can you.

This is what we do.We can't predict the future but we can plan to weather the storms.  

He did recommend a sump pump in XXX apartment,  possibly in a closet"So we were trapped into a 1 year lease with the management company and they finally let us out of it July 31st, without paying them the remaining 9% gross remaining predicted rent because we were complaining too much and the unit is too much work.

Ben there is and never has been an argument from me that Cap rates OR GRM's predict profitability.  

There will be future changes but there is no way to predict them exactly.

I am predicting another meet will not take place - for various important reasons.They *are* trying to get back on their feet, and they are using your good graces to do so. 

Your fatalistic attitude is predictable because by saying that nothing will change if investors step up to the plate, you then attempt to relieve those investors, and possibly yourself, of the moral charge of stepping up to the plate.  

I'm within 10% and that is a misc I build in as you never know what's behind walls ect. that you can't see or predict.