I'm going to make a prediction: you're going to waste a lot of time and be in the same position you are today, at the end of it all.

I obviously can't say for sure, but I'm predicting they'll continue to increase in the future. 

But do keep in mind that even expert economists have difficulty predicting the future.

Some expenses are impossible to predict, like tenant damage or evictions.

I don't worry about market predictions because I don't care about appreciation.  

It's the 2nd/3rd fastest growing city in the state and is predicted to double in population in the next 7-10 years.Rent houses stay vacant for about 1-2 weeks.

I'll respond with a quote from Warren Buffett: Predicting rain doesn't count.

I can't believe they would actually expect you to predict FUTURE performance...

And I question FreddieMac's prediction this week that we will see a 10+% appreciation for 2022. 

Easier to predict your exit price, The SFH valuations are based on market trends, Multifamily are underwritten based on performance if you're able to reduce your expenses and/or increase your income, and know what cap rate Investors are looking for in your area... you can accurately predict your upside.