Henderson, NV (cash flow vs appreciation debate)

[Bao Do]

Hi Everyone and Happy New Year!

I apologize if this post comes up twice. I don’t think it worked the first time I tried. 

I am new to buying and holding. I live in SoCal where mls homes do not cash flow positive. I have become interested in Henderson and Las Vegas. However, most homes there are now cash flow negative unless you pay 100% cash. 

Do you recommend buying cash flow negative properties and hope for appreciation vs looking elsewhere vs timing the market and waiting on the sidelines?

Do you think Henderson or Vegas rental rates will ever go up enough to make properties cash flow?

Thanks