Right now for owner occupants, I have recently seen low 5's for 30 year terms. we might expect solid appreciation (7%+) in single-family residences (SFRs) and small multi-family properties over the next 3-8 years, though predicting beyond a few years is more uncertain.I've seen many local investors successfully increase rent rates over the past few years.

Nashville should certainly be there - regs (but well regulated, predictable) and is the favorite trip for pretty much all SEC Schools (best city by far in SEC, drivable distance, Vanderbilt sells out typically >2/3 of the stadium to opposing fans, etc.)

It's the laziest possible path the outcome is predictable. 

I created a spreadsheet a while back that tracks rate changes historically as well as the rate predictions for the next ~12 months.

You can use the free versions of Airdna and Data Rabbu to see how well those sources predict it could do. 

@Jordan D'Silva very difficult to anticipate/predict changes in national and local economies, politics, etc.Detroit has been on a 10 year run, that just seems to be getting better & better overall - but, there have been multiple potholes in the journey and there will be more.

@Alex Silang No one can predict a world stopping pandemic.

Austin Business Journal and others have been predicting that the San Antonio --> Austin corridor will become the next biggest metroplex over the next decade.

STRs depend on seasonal demand and can have more frequent vacancies, while LTRs provide steady, predictable cash flow with longer leases.

Hi All, I have been researching the idea of putting together a STR portfolio and eventually raising capital once I can create a predictable system around buying and Cash flowing these assets.