I think they pull unrealistic comps or say that the market is inflated just to get the listing by making unrealistic projections.  

Unemployment 5.1%, economy growing at a 2-3% pace, low inflation, etc. but the major difference between now and then is the absence of no-doc or "liar loans".  

I will put aside, or usually the banks forces me to put aside a certain percentage for cap ex, depending on the condition of the assetIf you are buying a property and keeping it ten years, chances are you will have paid down a portion of the mortgage and value has increased through inflation and proper management.  

The real estate markets in Germany are also rising, resulting in additional capital appreciation for investors as well.

Cadet or King forced air heaters that you can get at any home improvement store ($50-$100ea) are the closest thing to a direct replacement, and therefor a lot cheaper to do, and much more efficient as they have a fan that blows the heat rather than relying on "heat rises" only theory.

Homes are way too inflated to where Rental rents will increase but still be tasty to the eye.

@Natalie Kolodij I don't know if you need access to the MLS for this, but over here you can find the average growth and inflation rate in a national real estate listing service.

In an ever more competitive environment, with well-capitalized players crowding the field, disciplined attention to strategy and to execution is critical to success."18-Hour Cities 2.0"Last year, Emerging Trends identified the rise of the 18-hour city.

In today's market where rents are rising, if you offered a $25 below market price and the home was nice, your home would lease up quickly. 

Unless your rates are inflated and have room to come down to attract long term tenants I would NEVER negotiate rents.