Need something to play with, so maybe different market for something new.  

If it's going to continue to be a 3 unit building, it would make sense to add another service.

Appreciation is occurring and I suspect will continue as the market strengthens.  

All major flippers in town have heavily compressed ARV to accommodate for the potential of the downward slide to continue.

I am far from an expert in this field as I have been learning alot myself but cap rate does play a role in your type of business.

@Fed Finjap now you're better prepared if you continue to scale and eventually hire a PMC!

There, you'll find detailed information on investing, both in general and specifically in Las Vegas.Before I continue, note that unless otherwise noted, the charts only include properties that match the following profile.Type: Single-familyConfiguration: 1,000 SF to 3,000 SF, 2+ bedrooms, 2+ baths, 2+ garages, minimum lot size is 3,000 SF.Price range: $320,000 to $475,000Location: All zip codes marked in green below have one or more of our client’s investment properties.What we are seeing:The chart below, from the MLS, includes ALL property types and price ranges.

Faced with mounting expenses, extended timelines, and diminishing returns, we ultimately decided to sell the property instead of continuing with the BRRRR strategy.The Insurance Mistake:The biggest lesson I learned was that I had the wrong type of insurance.

When you do a 1031 exchange, the next property you buy continues down the same depreciating term. 

I love the Smokies as a long-term play.