For that matter, I have yet to see anything on the MLS (I haven't found a good source of off-market opportunities yet) with a cash ROI above a 10-year treasury bond (once all costs are taken into account).I'm already heavily invested in other non-RE assets (stocks, bonds, etc.) so for me to go in on a property that needs rehab, management, etc., it better be worth the extra hassle.

Las Vegas Nevada - Very close to CA so I can either drive or fly short distance- No income tax- Can be maybe used for vacation rental- Low Property Taxes*** Worry is economy is heavily based on casino/hotel so if there is a downturn in the economy potentially have a lot of vacant properties in the area due to laid off/less tourist/etc *** Slight concern that I have is that I look at number of renters/landlord ratios (is it owner occupied or for investment?).

But that diversity, ironically, is heavily segregated into pockets. 

You can look for areas that cash buyers are purchasing in heavily.

The past few years have been heavily focused on VA loans so I’m really knowledgeable in that category (100% VA financed 4plex anyone?)

You are far enough away from Trintiy Groves, that you are still in a heavily industrial area. 

Many of the neighboring units were tagged as destroyed and would need to be rebuilt with a further setback from the ocean but we got lucky and our unit was not destroyed but it was heavily damaged. 

They discount it heavily because they say some of the options do not get renewed or are renegotiated so the full revenue stream with options is not realized. 

The Agency’s investigations are complaint driven, so we rely heavily on the public, and our licensees to bring these individuals to our attention.

., any towns near the oil fields of western North Dakota can be risky...the region is heavily tied to the strength of the oil market which can be great when everything is going well, but can get ugly quickly when the oil market turns)?