If you're predictions are off and you buy a 9 unit, multiply the damage by 9.

It becomes even more predictable when they're able to begin with a significant 'rollover' stash of cash from another qualified plan.

I always make sure I'm 1% rule or better, >7% CoC and positive cash flow with the 50% rule (generally I'm predicting ~40%, but in case I've missed something, I stay conservative). 

Predicting the stockmarket to pull back drastically, then the housing will adjust accordingly too. 

But of course, nobody can predict these things with absolute certainty, there are just too many factors at play.

So around where I live one of the most expensive football stadiums is being built.

According to banker, "Predicted strong growth for next 8 years, Everett next Bellevue", very cool.

depends on location in the 08 meltdown.... many markets landlords experienced 100% vacancy  other markets were not affected at all.areas that were very heavy in new construction like AZ FLA GA VEGAS landlords had plenty of vacancies and I know first hand investors that had 4 plexs in AZ that lost them to the bank bbecause of 100% vacancy.I am not predicting another meltdown like 08 by any means just stating fact

In the markets where they all 'agree', it's my opinion that those markets are likely fairly predictable to your expected rental activity. 

I'm not smart enough to predict the market.