what is the best investment in your market?

Question

In my area the real estate market is shifting, with buyers prioritizing move-in-ready homes and suburbs continuing to outpace urban areas. Low cost flips seem to be moving the quickest. Are you seeing the same trends in your market, or is your area behaving differently?

Eric Fernwood · Answer

My clients focus on long-term financial independence. Since tenants—not properties—pay the rent, we prioritize homes that attract people who stay for years and pay on time. In Las Vegas, that segment is families with young children earning $60,000–$85,000 a year. Based on that income range, we target homes priced $350,000–$475,000.

My approach was simple: identify where this tenant segment already lives and buy similar homes. Over the past 17+ years, we’ve delivered more than 600 properties that target the same tenant segment. Our results:

• Average tenant stay: 5+ years
• Evictions: 7 total in 17+ years (across 1,000+ tenants). This comes from targeting the right demographic, partnering with a skilled property manager, and operating in a pro-landlord market.
• Income reliability: During the 2008 crash, our clients saw zero rent decline and zero vacancies. These households have mission-critical, direct income producing, or government jobs
• Market performance: Since 2015, our property segment has averaged 9% annual appreciation and 7% annual rent growth.
• Vacancy: Under 2%

This is why I don’t recommend “buying a property.” I recommend selecting the right tenant segment first—then buying the homes they want, can afford, and will stay in.

what is the best investment in your market?

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