I am curious about how you predict your income & expenses so far out and how you determine them to be non-cash flowing at the 3 year mark?

Especially if those roads are going to be widen which might have negative effect of the value of the property especially in a residential zonings.I would suggest talking to a local realtors about the property or even other properties in that area to get a better / professional advice.It's really hard to predict the future or the potential appreciation of such properties but overall, those are not a positive factors i would want to hear especially if that is your first investment property and you are just getting started.

So, if for example if heat is paid by the landlord and the building has an old oil fired boiler and you swap that out for a new high efficiency gas boiler you not only save yourself money month to month in operating costs, but you have increased the value of the property by a predictable amount.

If we could predict how our species future behavior, Wall Street would be the road to riches. 

If it’s a growing area, Target is a good indicator of growth but may be less predictable of specific asset class.  

If something is not done 45% of the country is predicted to become homeless and that certainly won't help us as landlords. 

Another aspect is how often they make predictions, which unfortunately Kiyosaki has done a lot of.

I'd recommend including both principal reduction and predictable future appreciation in your return calculations (along with the cash flows).  

The end point is fairly predictable.

No analyst in the world can give a concrete time line prediction of when this will occur.