Much more accurate than randomly grabbing at properties today and asking "will it" be good, fact is no one in Mpls market can say for sure 100%, it's just more so that those of us who have worked this market for a long time have a certain gut-feel for the area, short term market fluctuations don't bother us, we "know" the area/market and are ready to take that risk and roll with the punches, adjust on the fly, turn lemons into fruit punch freezies, lol. 

Instead, you need to speak with property managers with rentals in the neighborhood you are considering and ask them what actual rents they are getting when they fill a vacancy.Market rent will be whatever it actually is; you don't need to make any COVID-19 adjustments, by definition.

I'm going to work toward building a relationship with Mike as soon as it's diplomatic for me to adjust my current set up. 

In fact, the risk adjusted return (return per unit of risk, typically measured in standard deviation) would probably be significantly higher than that of holding gold.

Vacancy adjusted price to rent ratios are ideal in Kansas City.

Buyers - however - are patiently waiting for sellers to adjust their expectations, so that they can get a deal. 

I have found that if you take 10% off Rentometer you have a pretty good ballpark and as others have said it takes about 4 minutes on Craigslist to get a very good feel for what market rents are in an area and you can adjust higher or lower for the property you are looking at.  

See if they adjust for neighborhood on the appraisal.

, much higher than your rent, and which doesnt include P&I.So you need to adjust the figures to reflect the actual situation you're mentioning (living + renting)

Your CPA should have adjusted basis to reflect market value one year ago, so there may even be a loss.