Numbers 2 and 14 seem to fit - the others are related to inflation and a tech bubbleclick to enlarge2.

Perhaps I have an odd case but I paid $1.35M or $455 / sq ft for a 3,000 sq ft duplex on a 7,000 sq ft lot in Los Feliz.Once I add the ADU complex, which will be around $350K, it will be a quadplex, 4,600 sq ft of living space. 

You are definitely taking all the risk when buying from these sellers, especially if you only rely on the inflated ARV's etc that they provide. 

There are plenty of them out there that keep pace with or beat inflation. 

AssetsAsk yourself: Do I want cash that depreciates with inflation and taxes, or do I want to build wealth?

Inflation will push up rents over time, so at some point you will be cash flow positive.

It seems like I need to check further away from the DMV area.My feelings are if you want “cash flow” you should buy a bond (I really like the tips rate right now) there is next to no reason to buy real estate for cash flow, if you are going to buy you should buy with appreciation in mind, which is not to say that’s the route I’d go, I’ve been liquidating properties to put in stocks and money market funds over the last few years and u just did the math and I’ve come out well ahead, but just to say there are arguments for stocks/bonds, there are arguments for levered appreciation, but the cap rates pretty much anywhere aren’t worth it vs an inflation protected bond, especially since a 3/rd of inflation is real estate anywhere, you could get “cash flow” and inflation protection much easier through a tips.

Despite higher interest rate environment, there's reasonable probability inflation will still continue - thus increase hard asset valuation.

Rent growth is a function of supply, demand, and interest rates:- I'd ground any forecast by stating I expect national rents to rise on a pace more or less in line with inflation over any long time period. 2-3% per year.

Economic UncertaintyEconomic pressures, such as inflation and fluctuating interest rates, created hesitancy among renters.