We in Phoenix, on the other hand, are greatly benefiting from people running from CA, another great socialist state :)ya not sure if the puzzle factory running this state really understands free market economics  but my Lobbyist I use just sent out an economic report that is very favorable for the state... so it appears that rentals are not a big driver if they can submarine them and the economy is still booming and strong I know its worked in our favor for new construction :) 

Apartments are definitely booming, I would continue to market a duplex as a different lifestyle/experience.

Boom and busts rarely occur as these markets keep chugging along and you also have "Hybrid" markets as the name implies, these markets exhibit a combination of linear and cyclical characteristics.

We did get the property remodeled and turned around just in time for the oil boom to hit, which nobody saw coming.

Providing you've a good team around you (knowledgeable/reliable/fair Contractor/s and Property Manager/s) and your analysis skills are bada bing, bada boom, then even the "Headache and Uncalculated rehab cost" won't ensue.

Also, be careful of the scam where they send you a larger check and you deduct the monies and return the rest.....BOOM their check bounces and they already have your cash too,

Cartersville is booming, not just new houses, the downtown is really coming alive with new shopping etc...

Burleson is booming, Cleburne is on its way with the new toll road making access easier to downtown FTW. 10 of my rentals are in JCO, they perform as well as any other.

For a new LLC, most attorneys have boilerplate language so they just change the names and boom, the paperwork is done. 

I live in Central Oregon, we have breweries everywhere, close to skiing and tons of lakes so there is an ever rotating cycle of tourists to keep our economy booming.