We keep seeing conflicting views but my personal experience with buyers indicates that the outlook is positive.   

Since you have no contract, there is nothing that says you do not have to pay if you are not satisfied, and your spreadsheet would seem to indicate you owe him the money.Similarly, since you paid him for previous work on the spreadsheet, and the spreadsheet shows you owe him for additional work, your argument is not very strong.

US population growth slows and fewer new households form, which is probably not great for RE investors; and 2. the Social Security trust fund runs out.  

While this amount of evictions seems higher than normal, even for a rough area, in general low end areas = fewer qualified tenants = more tenant fraud and more consistent evictions.

They hit 80-90%+ accuracy, which means way fewer wrong numbers and dead ends.

They essentially act as a property management company but charge double the fees for fewer services.

@Simandu YakubovFor my flipping business, I prefer to use fewer software programs to streamline things.

I have seen a tax attorney on YouTube specifically saying you can take a full year of depreciation even if you buy in December but all I see in the IRS publications indicates that you have to prorate based upon the time it was available to rent.is there a rule I am missing?  

As others noted, most municipalities issue future zoning maps which indicate the direction the local planning commission or equivalent wants to take their zoning and if your plans are consistent, that's generally a good indication as well. 

If this happens, new people won’t be able to get vouchers, and landlords may have fewer potential tenants to rent to.