If I am in the 20%ish range then it could be argued either way. 

Consider both types of appreciation/depreciation:Market-based, either from changing CAP rates (commercial) or market-wide value changes (residential)Market rent, meaning the rate of change in market-wide rent levelsNot interested in arguing the actual numbers - that's where the more information and familiarity you have for an area, the more successful you'll be at investing. 

You can argue that the money is on your 401k, but you cannot touch it without a penalty until being vested, hence limiting your cash flow today. 

Normally you need proof to lower the valuation...so if this was an arms length non-foreclosure purchase and you have an appraisal...that could be worth gold....you could take your contract and appraisal and argue that is the current value...with a professional opinion to back it up...who has seen the home and not valued by mass appraisal standards.If you bought by some other means, then they may not approve the reduction.If you're not holding it long term it may not be worth the fight.Your savings might be $300-$400 a year...so long term it can help...and it might help by keeping the value lower for longer. 

Statistics can be cherry picked to argue any position.So I showed that every other time something has been predicted it was wrong and you say that doesn't mean it's wrong this time.So all we have done is proven that no one really knows what will happen...so what's the point?

I"m almost fully subsidized....but not a 100% hack.I'd argue that when you move out and start renting (after the 1 yr minimum requirement on your VA or FHA loan) both of the above rentals are identical, in terms of rent/purchase price or cap rate or cash on cash or other metric.So....it's easier to house hack a quad than a duplex.

However, I argue that I am ready to invest.

You could add a meter on the output of the water heater, but someone could argue about usage vs cost.

Often times people argue that the renter has the account number and could possibly commit some sort of bank fraud (which is an entirely different issue).

I argue back that because there are bad Capitalists doesn't itself make capitalism bad.