You're going to be putting 20% down to purchase the property, if you're buying near a school your costs are going to be inflated and you're going to end up spending $200k minimum on a property. 

My appreciation will probably barely keep pace with inflation. 

Does this change with the possibility of higher inflation?

It wasn't that long ago when the market was more rational and prices were not inflated.

One of my mentors, Jason Hartman, has coined the phrase "inflation induced debt destruction," as one of the main pillars of real estate investing. 

Their personal residence only appreciates at the inflation rate, which has been around 2% for the last decade. 

It feels like values are super inflated and a high risk especially since they don't cash flow 

Some reasons why so many people are flocking to invest in this cosmopolitan community would be:- Low inflation- One of the safest cities in Ohio- Low cost of living- Growing metropolitanSome questions you might want to ask yourself is, Do you have your power team in place?

By the end of 2022, the real estate market was volatile: low housing inventory, rising mortgage rates, and inflation.

Costs of rehabs have gone up significantly with inflation so these things fluctuate over time.