There are many cases where a county, especially smaller counties, have value property very low.  

DOM is still increasing, 91% of list, over 6mo of inventory.BUT you want to buy when low, hold for some years and sell high, right??

Quote from @Stuart Udis: The expense ratio of 22% is alarmingly low.

Current sales expectations were flat, but builders actually feel a little better about the next six months.Minimize imageEdit imageDelete image👉 Impact on housing: Sentiment is low, but if rates keep easing, builders are betting more buyers will come off the sidelines.🏠 New Construction Slows in AugustStarts dropped 8.5% to a 1.31M pace, and permits hit a 5-year low.

Supply Is Rising… Even With Fewer ListingsNew listings hit a record low, but inventory still rose - because homes aren’t sellingMonths Of Inventor now 3.6 → highest August in more than a decade for both Reno and Washoe overall🎯 Best Investor Plays Right NowOlder Listings: 30+ DOM could mean more flexible sellersWithdrawn/Expireds: 11% pulled off market → direct-to-seller outreach could be goldFall Timing: As we move into the Fall/Winter months, seller pessimism may rise, improving ability to negotiate

Low income + high crime = Second job with minimal ROIEven if the numbers look good on paper your time will be lost. 

I’ve enjoyed low maintenance, low vacancy and 0 evictions.

Over a 20-30 year time horizon low-risk portfolio of single-family and small multifamily grown consistently with safe levels of debt can be one of the lowest risk ways to grow wealth. 

I don't see a big downside other than opportunity cost, if your return on equity is low.

Turns out there are some low spots, and now I’m dealing with costly repairs.