The median $/SF has remained in a tight band of $1.16/SF and $1.20/SF for the past 13 months.Rentals - Availability by MonthThe number of homes for rent continues to decrease MoM, which is unusual for the time of year (it usually rises during the fall).Rentals - Median Time to RentMedian days to rent increased moderately MoM, conforming to the seasonal trend.Rentals - Months of SupplyRental inventory increased MoM, now at almost 1.8 months, still a landlord’s market.Sales - Months of SupplySales inventory has remained in a tight band around 2.5 months for the last several months, indicating a consistent seller’s market.Sales - Median $/SF by MonthPrices were basically flat MoM, a bit unusual for the time of year (it usually drops in the fall).Why invest in Las Vegas?

When the sales inventory of homes decrease so does the rental inventory, but, there is a lag of about 8 -12 months.

Poorly aligned debt can create operational stress for property managers.

They do not valuate ADU's based on a 2nd structure on the property (as of now), like a house & cottage or a duplex for example, so this does decrease the valuation.  

I still get emails from turnkey companies and one of them (Martel Turnkey) said "stress free investing".

I know nothing about taxes and frankly it is very overwhelming and I feel immediate stress thinking about it ... so usually i dont think about it.  

I am posting this here because BiggerPockets is one of the few places where real investors will actually stress-test a strategy and give honest feedback instead of just nodding along.

We refinance to:– Lower payments– Pull out capital without stressing cash flow– Extend loan termsIf a refi increases risk or tightens margins, we pass.5.

If you want to truly measure what changed, run the deal with the exact loan terms and stress test cash flow.

I have had to deal with this multiple times as the daughter and Niece trying to sell houses that weren’t  retail ready and it’s extremely stressful, especially if your dealing with a nursing home demanding financial proof that you can pay.