The demographics and map data don't take the students into account, but they're really what's driving the market.Low property values and ever-increasing student rents are a recipe for a market when you can pick up a duplex in decent condition for $150k, and rent it for $500/bed (that's an EGI of $36,000 annually for a 3/3 duplex).

I hope that makes sense as i'm trying to better understand how to go through this process the right way and increase my chances of approval. 

Many people just ask the rates because that is the probably the only factor they know, so it's important educate them how several factors can also influence the rates.

Please don't pay any kind of money, especially that amount for some kind of Instagram influencer.

I figured the minimum increase to list in auction from the year before would have been enough.

There is increasing supply as a result of increasing demand but the real question you're asking is whether it's going to lead to oversupply and lower rents or not.

How do you evaluate the increase (or decrease) in price of the land in question down the road?

I like the West Mobile area, its class A area, you can definitely find deals there, 3 bedroom with 2 bathroom for around 220k or so, you may have to wait a couple of years for positive cash flow but properties there increasing in values better than others.

Inventory should increase and prices should dip.

Most service or trades people us included increase the rates for customers we don’t want.