Little background about me -I currently work in banking as a "Performance Coach" training bankers and managers on sales, customer experience and career development etc in CO and AZ.

I have not found anyone successful using product they purchased at a seminar.Hook up with all your local investor groups and find out who is coaching locally.

I suspect that we will all be waiting a lifetime to see rates back to were they were 2 to 4 years ago.. so I would not bank on that.. as for pricing.. if its a place to live then you certainly can just wait and see.. its not like your homeless or need to move other than you don't care for your neighbors.. markets always slow about now.. what will be telling in my mind is were we are at next Feb March April in the buying season as it were.I was in a conference this week here in Vegas and some of the speculation is that many of the commercial type loans that had 5 , 7 and 10 year calls  are going to stress those that had max leverage.. as the rates rise the cap rates rise to keep pace thereby devaluing the properties.. to the point some of these investors are going to need to bring some to significant amount of fresh capital to pay down their debt to get a refi.. and that will stress those assets and there could be a real buying opp in that sector.. at least that's what I gleaned from the talk I listened to yesterday... hope you find that dream home in the country !!!

Go to vegas and bet on black. ;)

Didn't hire a mentor/coach earlier.

If the shoe was on the other foot, I would be the last guy to give you advice on making purchases in Las Vegas.

I currently have one SFR rental in Las Vegas, NV & was looking to acquire more rentals in this area, but due to a combination of rising values in LV and a furthering education as I make my way through most of the podcasts and many more books, Mobile Home investing has begun to look like a better option. 

You need to be represented by a knowledgeable broker in the Las Vegas area.

Have you or anyone you know that has been coached by Chris Goff?

You can probably get around that same $3-4k return for a 250k house in texas/arizona/las vegas, etc.