If the equity upside is not predictable and it's an important component of the IRR/profit, don't buy (i.e. it does not meet your profit criteria).I vote patience and persistence...and have empathy and experience that it's not easy to do. 

People could predict a crash for decades before it happens.

Simply rinse and repeat and take on the predictable income. 

Huge job growth with extremely stable economy (government and university largest employers) with medical sector about to explode here and of course tech is booming as well.  11th largest city in the nation and predicted to double in size within 20 years. 

Persistence is a good thing, but on the other hand,  you don't want to get so attached to the idea of this house that you're willing to buy it at a disadvantage to you (like without seeing it, or if it needs more work than you predicted, etc).

Wish I could predict the future (or at least the real estate future)! 

If one of the 10 greatest investors of the last century doesnt think they can predict a correction, why do all of us then think we are Nostradamus?

I did not have one personally.. but if the banks feel their assets are under water vis a vi current values then they can elect to freeze them or call them.. but I am not predicting that anytime in the future.. but when you have others who feel when they get a heloc its like a 30 year conventional IE just make my payments and nothing can happen.. that is flawed thinking they just don't know what they don't know.

Are you saying that you are confident as a newbie that you will be able to predict the monthly income and expenses every month within $100-$200 (your cash flow)?

@Hadar OrkibiTo add to what @Ben Leybovich wrote, the main value of GRM is to predict what a property will appraise for in a 2 to 4 unit.