Higher class properties with higher income tenants probably need less reserves than say someone who owns a bunch of D class properties where their tenants may be at risk of taking advantage of the eviction moratorium happening in many places.I wouldnt be afraid of ARMs per se. 

Data sources: https://www.macrotrends.net/ci... for population change and https://fred.stlouisfed.org/se... for unemploymentMy concerns about Vegas would be more related to its dependence on one industry.

For a SFR, you are  using a variety of data sources to get the comps for an area (such as market price per sqft) but with a multifamily, you are not necessarily looking at price per sqft  or "like" properties per se, rather you initially have to determine the rental price & cash flow per unit from which you can then work backwards to ascertain or derive value.Also, unless you have a property under contract, the opposite of attention is what you are typically looking for in regards any deal so you may want to learn as much about ARVs as you can -- fast!

So if the activity happens on the 10th, per se, I won't see rent from that tenant until the 1st or later, so essentially I lose cash for 3 -4 weeks to benefit the owner.

Josh Stetson congrats and gl in your new career in SE.

https://fred.stlouisfed.org/se...

There's nothing wrong per se with the standard contract, but it seems like a bit of overkill and more for someone buying a home, although we have included specific assignment-friendly wording so that it's inline with legal, etc.Or should I let it play out and then hope that the multiple riders and references in the standard contract will work with the objective?

Both of them have same limit, but SEP is maxed at the 25% compensation(for you adjusted SE income time 20%)  up to 55k. 

How are people managing, or is it only SE Texas?

My lender has about 6 branches throughout SE Ohio.