Is the City of Pomona prepared to lose 10% of its rental unit supply (2300+ units)?

The key is to know the market including the supply and the demand in the area. 

You potentially could do a partership with someone who could supply the money for a downpayment.

Here are some data points below from the past month:🏠📈 Real Estate Update 📉🏠Here's the latest market report (based on single family homes):🏡 Mortgage Rates:30-year conventional rate today is 6.63%30-year VA rate today is 6.20%💰 Median Sales Price:May: $475,995June: $485,000July: $487,483📈 New Listings:May: 2,141June: 1,920July: 2,032📅 Median Days on Market Until Sale:May: 12June: 13July: 14📦 Months Supply of Inventory:May: 2.4June: 2.3July: 2.6

Its a delicate balance of supply and demand in a market. 

That tool really sounds ideal...I think in most major markets now that are either saturated or balanced in terms of supply/demand now more than ever amenity rich properties are a must. 

That'll negate the supply.

Gotcha a in other words rents could soften or are softening based on supply demand issues.. thank you for clarifying that.

>appreciation in this particular Midwestern city keeps pace with inflation without leverage. per the data you supplied from the NAR (good source), Peoria re appreciation did not keep up with appreciation since 1979.  

These are all things you need to do some homework on and figure out.In terms of BRR and flipping.Flipping makes you more money now.But BRR gives you the opportunity to invest, recoup your investment, have heavy depreciation tax write offs & build a portfolio which PAYS YOU IN YOUR SLEEP.You only have so much time to work, but the need for housing will consistently increase as our population is outpacing or supply of housing year after year.