(again, I hope it does increase. but nobody can predict that)

So basicly you end up "investing" by giving your $ as a no collateralized loan.I predict this will turn into a Ponzi Scam once the Market has a significant downturm

I'm worried that I won't be able to accurately predict the total cost of this subdivision project.

really comes down to a few items.1. is this passive or active.generally speaking better properties will be much easier on the management side of things and more predictable income along with worth a bunch more money down the road which is were wealth is created 

I meet with several Economists monthly who all predict the growth for AZ in the Greater Phoenix Area including the Southeast Valley for the next 5 years conservatively speaking.

No one can predict a bottom? 

Predictable the west side has higher ratios than the east side. 

We bought for 86k (lenders estimate currently predicts resale of 95k but their numbers are totally wrong about my local market)

While that is a great amount to be setting aside each month, you just could not save enough in 20 years.The following is not a prediction and not even statistically backed up.

This reserve fund cushion is critically important to maintaining predictable cash flow.To keep down costs, the cash flow investor must do careful tenant screening.