The city has been trying to decrease density in areas it wants gentrified for a long time. 

Two other key aspects that worry me about Japan are (1) generally depreciating values of real estate and (2) generally decreasing rents. 

A lot of the issues brought up can be mitigated and decreased with great property management in place.

., but there’s some good news for renters: local rents have dropped to a 3-year low, with decreases of up to $200.

The result is rising crime and decreasing population.

The article is based on # of sales, not price increase or decrease.

It took quite a good time (~6months) even with a property manager but finally found the renter after rent decrease by 200$.

The longer term loans would have lowered your monthly payments and decreased the costs.As for rent, each year you need to look at rents in the area to decide how much you will be increasing the rent by. 

Year 0: ($2,000 - $1,700) x (1 + 2%)^0 / (1 + 5%)^0 ≈ $300 in today’s buying power.Year 5: ($2,000 - $1,700) x (1 + 2%)^5 / (1 + 5%)^5 ≈ $260 in today’s buying power.Year 10: ($2,000 - $1,700) x (1 + 2%)^10 / (1 + 5%)^10 ≈ $225 in today’s buying power.Year 15: ($2,000 - $1,700) x (1 + 2%)^15 / (1 + 5%)^15 ≈ $194 in today’s buying power.So, if you purchase property in a city where rent increases at a slower pace than inflation, the amount of goods and services you can buy will decrease over time due to inflation.Here is what I recommend:Purchase in a city that possesses the following characteristics.Significant and sustained population growth.Rapid and sustained appreciationBalance negative cash flow, interest rate buydown, and increased down payment to create an acceptable cash flow situation today.Refinance when rates fall to increase cash flow.

You could do many of these and increase capital, and/OR do this to find a discounted property.The next area you can earn more capital or decrease the amount to pay for a property, is rehabbing and possibly flipping.