In addition to Zillow Market Overview analysis tool, is there another free website that analyze potential growth rate of houses by neighborhoods?

Also keep in mind this imbalance is exaggerated in physically limited markets like SF or NY.Excellent points Arlen in Oregon there could be unbated growth form the Columbia river to Eugene it could be as big as SF bay area but government has what's called Urban boundaries .. imaginary lines you cant cross.. and property out side of the growth boundary you can only farm or grow timber. 

So if you have 3 cashflow houses I would buy a capital growth property next in the best part of Memphis you can afford. 

I agree that Bay area appreciates much faster than other areas due to job growth and good location.

In 2009 many apartment complexes all across the pricing spectrum lost occupancy and suffered from skips, uncollectable debt, and leasing concessions and in some cases negative rent growth.  

We accept the lower cashflow in exchange for faster growth and zero capital input.

To see CAP rates move from 10% to 16%, it would take significant negative impactors in the local economy (i.e. job/industry loss, population decline, unemployment growth, etc.)In essence, when it comes to commercial assets, the market condition IS the CAP rate.

If they hold interest rates we may continue to see the same in the near term but eventually demand will organically slow down and real estate prices will normalize.Nashville is unique because the area is growing naturally with positive net migration and job growth, but even our great city will be adversely impacted by the fed's decision.

If I have $5,000 for "reserves" can I then move any cash over that amount to a "savings" account for growth?

However, it's an awesome rental market with good job growth and other positive macro factors.