What are the best cities to invest in midterm rentals which will cash flow and appreciating year over year?

I go by city actions and not what is written.  

I mainly want to ask if these assumptions are reasonable and if there's anything I haven't considered:(1) multifamily units in NJ close to New York City, ~$1,000,000, 20% down payment, (2) Using the following assumptions: 4% appreciation rate, 6.5% interest rate and 5.0% refinance after 5 years, $10,000 yearly maintenance fee(3) ~$6,000 monthly rental and assume 3% increase yearly with 5% vacancy rate(4) Based on the above, the calculated IRR if selling at the 10th year is ~19% (considering tax benefits) and ~17% (without tax benefits).

If you plan to actively invest in 2025, see if you can name ONE city/metro region that made the NAR's 2025 TOP PERFORMERS LIST!

I’d stick to Franklin, Clayton, Westminster, hayesville, Bryson city

Hey @Nevin Wilkie. have you looked on the city or county's tax records to find the mailing address for the owner when it's different than the address of the property you want to buy?

Nassau County 2-4 family properties outperformed all other New York City Metro Counties in 2024. 

Now in Northern CA when the Santa Rosa fire burnt down 3k plus homes nothing was done there and when the Paradise city fire burnt down the entire town of I did not see anything like this..

As a result, her and I were able to buy our very first investment home back in 2006 from the brotherly love city of Philly which is where I also met my husband. 

What city is this property in and what is the ARV and rent?