Sounds like you have many speculative ideas with many unknowns and many risks.

Again, that's a quick analysis on what you're mentioning here, but it sounds more like speculation than evaluation.  

There should be no need to speculate- The market around you should provide data to determine if adding square footage is worth it.

When you find out what lender will let you do a cash out refinance on an investment property at 2% interest please let me know.First, deal with what you actually know to be true vs speculative.

@Kevin Zolea residential RE & STR's are not my specialty....wouldn't want to speculate but it looks like there are several others on the thread that have local knowledge and experience @Rachel Hutcherson, @Chad Shultz, @Alvin Taveras. 

Not all landlords will be affected by these current events (just the ones that poorly managed their properties).Everything is speculation right now because this is a different situation from 2008.What is your guy's predictions about the effects of the eviction ban ending?

Vegas took one of the hardest hits in the 2008 recession, as speculators were rampant there.

Any speculators planning on buying up some cheap land in the area? 

I was looking into the Dallas-Fort Worth region but the hot market there does not cash flow well despite the "speculative appreciation".

However, he never put a sump pump in the basement, and if 8 feet of muddy water was drained within 48 hours without any obvious industrial pumps, I can just speculate that most of the water "seeped" back into the foundation, leaving the sediments.