They can increase rapidly in value and fall just as quickly...

They're worth their weight in gold for off-market purchases. 

In Westmoreland county - Monroeville, North Huntington, Irwin and their surrounding areas have grown so rapidly that it is staggering, yet there is a shortfall for housing.

Rapid job growth and an increasing population.

I will need to 1031 exchange it and plan on rapidly building my portfolio.

I am in the Wisconsin Rapids market, with investments also in the Tomah market.

Taxes get passed through to tenants to the extent market forces allow.Property taxes also help insulate against rapid appreciation in a bubble environment like in 2004-08. 

We can rapidly acquire properites and continue to work towards larger deals together.

Just clearly write out what you are looking for.Just some things to be mindful of, the seller has to agree with your contingency for him to want to sign the contract and sell the property.An offer with more contingencies is less attractive than other offers.In my opinion, the trailing 12 months of income/expenses holds weight but not too much.

Good quality photos, a good professional real estate photographer is worth their weight in gold.