Flat spots yes, slow rent growth yes, but negative rents not in anyones known forecast longterm.

I work full-time at UTC for the College of Business and have an Etsy shop where I do lots of custom watercolors of homes, pets, and weddings that is helping to fund faster growth in rentals. 

Im down here in Nashville which has also seen crazy growth over the past 5-10 years.

I love the classes out there that go "you have to invest in markets with good schools, a growing population, job growth, low vacancy rates, and low unemployment".

Fulfillment comes from growth (and giving).

These should provide a good base of information on demographics, unemployment rates, growth projections, etc. to get started! 

I’m in the process of selling my business(food) and the building it’s located in to my partner, I will net about $2m for my 1/3 of everything.I want to re-invest most of this money( after I pay off all my ******** debt about$70k) to generate the most income possible with growth potential( more on the conservative side as this is my life’s work), I’ve been thinking nnn properties with investment grade tenants or multi unit residential.

Honestly these issues are likely a result of too much growth.

I plan on being big at investing in growth stage private companies to offset tax liabilities. 

See inflation-induced debt destruction at the bottom of this article, you would be on the other end of that stick as a note owner.I think you could also argue that leveraging is easier/more practical with rental property, which might be the biggest factor in long term growth.Thats not so say one is better than the other for long term growth, just that there are different things to consider.