I cant predict the future, but I can always try to make the future something.

Looking at listing may not need full rehab, new roof and water heater done, 3br in neighbor run 900 to 1000, rehab for low maintenance, try to buy as low as you can , look at comps, probably could go in as low as 38-42 with good agent and stress as is, maybe a few agents here to help, get one to give you good numbers not listing agent numbers , street is a nice one for area, not much back yard or parking but nice front, before you close make sure vacant  contingent, if numbers work I would do it, the are predicting an abundance of rentals avail next year with building craze but keeping expense low you should be safe, remember don't rehab as if you are living there, think durable and repaintable, number should go into systems and structure first, elect,heat,walls, windows,floors,plumbing, if you use a contractor go with one you know or work with someone in area to keep an eye on progress, good luck at least you know some of the history of the property

I know we can't predict when this will happen but since we know it will happen why does it matter so much?

And - really shaking my head on this one - why would you NOT be looking at notes and other types of investments that could not only be something for your money to do while waiting for their next outing as a down-payment on a rental but could actually speed you to that destination by growing your money pretty predictably?

I would definitely recommend doing your due diligence on any property you are looking at and get all of the information on it that is available to the public before even making an offer.The tough part about doing fix and flips in this market is that you can never really predict where the market will go.

Aside from predicting the future, how can I change my process so that these letters come in a more timely fashion?

Not sure how statistics over the last 8 years (rising market) will help predict ANYTHING about the next 8 years...Especially if those "returns" are still theoretical only. ie.

So even in 2 big cities, adjacent one to another, with the exact same demographic issues, the trends can be opposite making predictions extremely unreliable regarding the final outcome.

The Houston market has been incredibly strong and diverse - and has flooded before with no dire residual effects - I predict the same, Houston will rebuild and continue its growth.

Are some experienced investors reading this and predicting failure due to an unexpected maintenance issue, or failure to manage my manager?