. - 7% rent growth,- top 5 in job growth - Massive population growth due to Californians making the move here- Low cost of living and Phoenix is coming along as a completely evolved and new city to what it was back in 2008. 

Vlad, interesting to see how this thread evolved.

In fact over the years we have 'sold' several 3-4 times like this as 'clients' simply walk away.We have a number of others that actually evolved into mortgage notes @ 12% all going well. 

I am thinking that I should reach 150% of my income 1st, in case that happens then i have room to play with if needed... but I am having people come to me and wanting to partner and buy houses so I can technically go buy a bunch of properties but then the time that's evolved, and working full time and my kids and family.

You either evolve or you die.

My Criteria is ever-evolving, but this is my current list: A) When Financing: Net monthly cash flow > $200 (after PITI, PM fees 8-12% (can vary), vacancy reserve 8%, maintenance reserve 8% (can vary depending on what capex was replaced)B) Neighborhood Rating: C+ or above (Note that each company may rate neighborhood's differentlyFor example, A/B/C based on renters vs owners or A/B/C based on crime, school, other statistics.C) Property Type: Single Family 3 bedroom 1 bath (or more), ideally with a Garage in snowy areas like Indy and KC.Note: Some markets (i.e.

Granted, the Bay Area is not recession proof and will have its fair share of dips and blips - but the forces driving it are far from standard, requiring an evolving perspective and altogether informed investor type.Lots of people believe the San Francisco Bay Area and the term "speculation" are one and the same - this only goes to show the depth of understanding those people have for the market and its driving forces.

Hi everyone, I have a cabin in the Smokies (Thanks Avery, Luke Chuck and others) that is currently under Evolve Vacation Rental.

If one must use a PM (High level executive working 80 hours per week that just wants a home in the mountains for example) we recommend TurnKey or Evolve.

I could see this app totally evolving into a Reddit style forum, considering the level of engagement users seem to have here