The icing on the cake is continuing to support well-needed smaller, independently owned resorts and towns over the soul-sucking corporate behemoths of Ikon and Epic, which a terrible financial deal anyway next to the regional ski councils and the amazing upstart IndySkiPass.com anyway. 

I see appreciation as icing on the cake, however, I don't really count on it.

If you do end up refinancing that's just icing on the cake.

Their return is primarily via the sophisticated value add, rent growth is the icing other cake. 

Icing on the cake, no? 

I live in Mission Viejo and work in Anaheim CA.

I find that in general, Zestimates are usually within about +/- 30% of the actual numbers so it may be held as a general guideline for *about* how much a house may be worth or rent for, but take it with a grain of salt for sure.Oak Park is in a good spot right now in terms of appreciation for the area, but I personally tend to be cautious about assuming any more than 3% annual appreciation. 3% has been the overall average appreciation across many decades, and any appreciation that ends up above and beyond what I assume is icing on the cake.

To that I say "turn in your license or disclose" you can't have your cake and eat it to.

Most of the investors here still want their cake and cookie too.

It would probably be a cake walk for you, since you are already an agent!