I'm trying to gauge future supply forces affecting residential and/or commercial housing.

This is a supply and demand game," David Browning, managing director of CBRE's Cleveland office, said in an interview late last year.

That's a bit of a vague answer but, we are big proponents of following the jobs while searching for markets that have supply/ opportunity.

Also, hard money loan interest rates can be based on supply and demand, the risk associated with the asset or borrower, or even the speed at which the loan must be funded.

There is also a number from Canada on you tube that has done a bunch of how to videos for the pex type supply lines.

My husband's employer closed their doors in 2012 and, after working for the same employer (a builder's supply company) for almost 30 years, he was fortunate enough to become a "full time" investor utilizing his knowledge and contacts to build sweat equity in the properties we purchased. 

And in the real world a 5% variability is not just likely, it is certain.

I look at the areas growth potential (preserve my investment) and the supply versus demand for rentals.

Now with rents up and mortgage rate (Variable at 2.875%!)

Then pick your path based on your #1 priorityI suspect, although this could be incorrect because there are many variables not listed in play, that if your priority is cash flow/equity build-up the best option is to buy a small multifamily and live in one side while renting out the others.