You got to exercise these muscles; step into a potential deal, work through presenting PA, running and re-running analysis, dialing things in, hammering out negotiations, offer, counter offer, AND find out what you were versing in the end and why it all came out the way it did. 

What you’re experiencing is completely normal, real estate analysis takes time until you build muscle memory with the numbers.

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

That decrease in demand definitely impacts rents and housing (and many other things).

I noticed there have been some significant decreases in asking price up and down Western NC. 

Waiting six months to refinance to get a .25% rate decrease may not make sense if you are paying a hard money loan of 12% in the meantime.

Market value decreased while renovating.

Modify the bathrooms to meet requirements and decrease liability.I would consider that application but the lease agreement has to be spot on and the deposit substantially larger.

All surrounding counties saw decreases. 

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?