But it's easier to just look at a multi-decade chart of the 10-year T-bond and say, "yeah, there's zero reason to fight that trend".

  Raleigh real estate market trends indicate an increase of 10.7% in the average sale price since last year.

This trend will continue when landlords sit on their hands and don't open their pocketbooks.

Has anyone ever hired an appraiser and paid in cash to come out to the property before it is purchased to go over all the spec to optimize the property based on current comps and trends?

So that the lender can see the trend on your taxes (either declining income, or increasing income), and then taking an average to smooth it out.What it sounds like they're trying to do is give you an implied denial without sending it to underwriting.

Not so fast ........Just lets us pay attention to the market trend and government policies been taken to prop up the economy.

Or do they wait until it is "too late" and need to halt distributions, then let you know things have been trending poorly for the last couple months? 

We're seeing some signifcant trends in net migration in some markets due to the fact that a lot of employees can now work from home and are moving from high cost markets to more affordable areas. 

This is probably a short term trend, but worth noting. 

From an investors point of view, prices are high in Austin (speculative trend), however, what is causing the prices to increase (hope and speculation, I think not)?