What are the best ways to research how values may increase or decrease in specific areas?

If you buy a property for $45k and your rent is only $250/mo. .......your wealth will decrease over 5 years.

Say I buy a value add 6-plex, restore it to a prime income producing property by increasing rents or decreasing costs etc.., and then I want to sell it and realize the difference in value.

It concluded: "Rent control appears to help affordability in the short run for current tenants, but in the long-run decreases affordability, fuels gentrification, and creates negative externalities on the surrounding neighborhood.

You put in $7k less, and monthly inflow will decrease slightly. 

Will my slight decrease of cash flow be worth it?

And these numbers get even juicier if you benefit from significant rent appreciation or property appreciation, or if you decrease your down payment percentage.

Could a lot of investors quit buying properties b/c the mortgage will be too expensive, decreasing the # of buyers in the market, allowing cash buyers and owner occupants to have more opportunities??? 

The credit line is flexible & was at 9%, but has decreased down to 4.5%.

So even if we bottom out at the multiple in previous bottoms we can't base the bottom on today's earnings.Using that flat rate and assuming 460 is our bottom that would be a 34% decrease from where we are now.