If there is a market shift towards home ownership vs renting then rental rates will decrease thereby reducing the value of Multi properties.

I guess I'm mainly looking for your experiences in cash flow, reversion values, vacancy increases or decreases as the market changes.

This could decrease your returns.

The rates have decreased .375-.625% depending on the loan product and apply to rental investment property such as single family homes, condominium units, 2-4 units, and multi-family.

This should decrease the odds of being a bad deal.

What we would pay out of pocket for mortgage would decrease by about $200.  

Furthermore I believe the necessity to work in crowded downtown areas is only going to decrease as we become more mobile as a society.  

Anything is possible, however it's not likely for rates to continue decreasing, especially not in the long runThe pro of an ARM right now is that you can save a few dollars on interest, however the negative is that you'll be far more exposed to rate changes in the future.

In example, a increase in rate is new credit but a decrease in rate is not.  

I therefore am assuming that if I just start off with Conventional, though requiring more money down and decreasing my cash on cash return, I wouldn't necessarily need to refinance as I could maintain a consistent payment and low interest rate, which would benefit the long term cash flow and PMI drop off.My question for experienced investors are:1.