I'm conducting a Rent Survey to find the average Market Rents for thee previously mentioned zip codes.

The first was a total dud, the second one has great communication with me, provides good account reporting and caring for the property, however, they lacked the ability to rent my duplex, maintaining on average a 3-6 month vacancy per side per year.  

There are some out there, but my experience getting those loans has proven challenging and has taken a very long time (8-10 months on average).  

I average about 6 flips a month right now.

Rents are average to low.

Hopefully, over time it all averages out and your cash flow continues.  

In years 4 and 5, I sold about $15,000,000 in each year with an average commission of around 2.7% to 2.8%.  

The more I watched I realized that these people had to start somewhere and most of them were once average people like me.

But I wonder if that's just from isolated periods of market activities and in the long run the average growth rates are similar?

That is going to support a ton of small business, retail, and restaurant/bars. (2k new units equal ~3k more people, average restaurant/bar can serve 200 people at a time if that)  These neighborhoods right outside of that area will first turn into the places young hourly wage workers turn to live close to work at reasonable rents and short commutes.