We are also surrounded by an urban growth boundry which also drives up land prices.ADU's (additonal dwelling unit) are a result of that desire to promote density.

Since my objective is to provide meaningful cash flow to the investors, and also a meaningful IRR, I have to source assets in areas and of a class that provide good cash flow (higher cap rates), and good rent growth to drive the exit price.

Neighborhood feels OK, online reviews are mixed - a few blocks down is getting there, how far could this area be from growth?

Happy to give you some insight on the area and talk about how investors have used the growth to their advantage.

Many places around here will allow a person to talk informally to city planners to see if a project makes sense relative to the city growth 'vision' and density limitations (if any... but traffic, amenities, etc.).

There are even some landlords on the forums who will do better in recessions: growth in renters tightens demand.

The major factors as I see it is growth in population.

I'm right in Fayetteville Arkansas college town and feel there is a lot of growth opportunity as well as steady flow of renters in this area.I'm 26, have a steady job and have been employed consistantly for 10 years.

Low inventory, hot market, low interest rates, and a city experiencing rapid growth combine for a hot market.

Investing for appreciation is more like the growth stocks -- uncertain, but could be a good deal better in the long run.I think your question ignores this.