As build costs rise, inflationary practices continue, and commercial real estate remains undesirable, I think there is a strong case for continued appreciation in residential real estate.

I was thinking about BRRRR but i have only 65% ltv so it's hard to cash out refinance and theARV doesn't rise that much.  

They are just going to rise quicker than we all expected. 

The issues that you mentioned - homelessness, decriminalization of drug use, etc - don't have a lot to do with larger trends in the rental and ownership markets and if anything city and state officials see rising homelessness as a direct result of the incredible strong rental market over the past decade.

Additionally, look at the broader population trends of these areas and I think you'll realize they likely aren't on the rise.

However, Portland has declined substantially in terms of homelessness, trash piles, crime, looting & drug use, but despite this property prices are rising.

I understand that most SFHs aren't good for cashflow starting out, but because of the rising value for homes it makes setting the rent tricky.

The more equity you pull out, the higher the cash on cash return rises.

Rising net worth is contributing to an increasingly optimistic outlook for the economy’s recovery prospects this year.

I contacted the broker this week and asked if this news would affect me, and he said, "Yes it will, currently, 2nd homes are pricing between 3.25% and 3.5% due to rising rates and news from Fannie."