Ask yourself questions like: What if we can't raise the rents as fast as we predicted?

If this hurricane is as bad as they predict there is going to be a lot of homeless families due to the storm .

It is impossible to know for sure, because know one can predict cap rates 12 to 18 months out.

There's been a property down the street from me that has been listed a few times, and I've looked at it from the outside (and that was enough to scare me and likely anyone else who has looked at it) which doesn't help me predict rehab cost.

Taken together, they can have predictive value.

I get better at predicting the costs each time, and a little better at avoiding surprises. 

@Tyler James That's not much of a prediction. 

I've heard similar fears and predictions for over 15 years...including the global recession almost 10 years ago, yet all the while living here, I've experienced quite the opposite.   

No one can predict the future, but if you'd like I can send you a market update of how Neptune real estate is performing YTD compared to other nearby towns.If you do decide to pursue Neptune, my office just listed 3 properties there (one single family, 2 multi family) all at 60-65% of assessed value and for $175,000 and less. 

It's signing up for huge unnecessary risk and uncertainty right out of the starting gate versus building easier wins in a neighborhood that is more predictably heading in the right direction.