At this juncture it seems to be that prices are going to go further up but prices can also drop off sharply if there is sudden spike in interest rates, changes to fed's monitory policy or overbuilding.

I'm starting to get a surge of refinance buyers approaching me for deals that they can purchase from me if I remodel for them. 

They're not suddenly going to wise up, and as soon as they DO wise up, they won't be renting your roof anymore.Are there perfectly responsible tenants you can zero in on who pay regularly and without being hounded?

Everett is growing, Tacoma is booming, even Mount Vernon and Burlington are surging.

Almost all rent control allows for some increases but can block sudden large increases in rent or raises at changeover etc.

Again, my property managers insisted on drawing funds from rental proceeds.This disagreement went on for weeks.Our property managers did eventually contact our warranty company, but whatever was said caused our warranty claim to be denied which meant I was stuck with the bill.Out of pure exhaustion I gave up and allowed our property managers to deduct from rental proceeds who's attitude all of a sudden changed and stopped being argumentative.

Suddenly your $300-$500 to fix a dishwasher with one part under warranty going forward. 

If they suddenly lost that wealth, it would be a disaster.  

As I have observed and experienced, it's the underlying politics and economics of this city that make the current positioning and future trajectory of Indianapolis so strongIndianapolis is showing 40% better GDP over the last decade; remarkably low unemployment; surge in tech; and our median household income (+21%) is improving at nearly double national average rate (+12%).There has been $15B come into this city over the last five years.

I suggest you adopt this same strategy early on and get comfortable buying based purely on your numbers.When I stopped looking at houses, suddenly I was buying a lot more of them.