For example, there is no way I would predict that 2022 will outperform 2021. 

But more importantly you need to show / tell them why you are different and how you would outperform their cousin's brother's friend who is also an agent and who they have known for 10 years. 

My investments here greatly outperform my out of state ones and I have control over it here vs relying on property managers thousands of miles away.

If you are closer to retirement and can't afford a potential loss to your savings, you may not want to go this route.I've been investing in real estate for ~8 years so I have built up a level of experience that gives me confidence in my ability to far outperform the stock market through real estate investments so I take as much as I'm allowed in 401k loans. 

It takes 2-3 years for the regular lease rent amount to catch up with year 1 rent by the room rent amount  When analyzing only year 1, it’s hard to see anything making sense in our market, but if your time horizon is long enough, this market outperforms many when combining cash flow and appreciation.

What markets do you see out performing over the next 12 months?

Real estate actually far out performed index funds in the past....market specific obviously but you get what I'm saying.I believe in the wise utilisation of debt to buy assets that produce cash flow.

Just because a property is a fixer upper that will allow you to rehab it doesn’t mean it will outperform the turn key property.

When you factor in your total equity return, real estate far outperforms most other investments with lower risk.

The net result of the transaction is a higher, leveraged rate of return that would outperform the return of placing the same amount of capital in an all-cash transaction.