Appreciation is a real thing and not only this the demand for quality low-income housing is real. 

I've Been renting all four rooms in my house out individually for about 10 months now.

Best bet would be a “partnership” with a monied individual looking for a high risk/high return passive investment with you providing the “active” part.  

Rent growth is a function of supply, demand, and interest rates:- I'd ground any forecast by stating I expect national rents to rise on a pace more or less in line with inflation over any long time period. 2-3% per year.

Indianapolis and surrounding areas often offer strong rental demand and reasonable property prices, so you’re definitely looking in the right place.For neighborhoods in Indianapolis, I’d suggest checking out areas like Fountain Square, Bates-Hendricks, and Irvington.

Increasing for times when there is more demand and decreasing when it is slow. 

Alec,The free services go a long way to giving you a pretty good idea for what a property’s demand will be.

@Nick WimmelYou can get decent cash flow and demand for rentals is likely to stay strong in the area given the proximity to major job centers in Cincinnati and Dayton

I think the unsuccessful and struggling units who have not jumped ship yet will continue to do so, leading to less supply, increasing demand, and a better year for the successful units. 

We've done over 200 transactions this year alone (and 200 last year... yes, a huge uptick in demand!).