Good morning just thought I would catch up on the forum—investor in El Paso, Texas. So far, it's been a marathon for me I've had my rental for two years now and have been wanting to buy another one for the past year. Right now, I am thinking of turnkey out-of-state if the market continues at this pace because property taxes are so high in El Paso and rent growth has not increased with prices.  Unless someone can prove me wrong or advise of something I don't see it. Just no cash flow. What do you guys think would love for you to share thank you.