There many be some gems to consider there, and the area is a growing hot spot for Phx dwellers escaping the heat for the Summer. 

The market is hot, hot, hot.If it's not selling, it's either over priced or being marketed poorly. 

Since then we stayed focused on new construction of single family homes, eventually segueing into small multi unit buildings (3 & 4 units), while doing some interior condo renovations here and there to keep generating revenue until the new builds came to fruition.Overall, my hot take is: New Construction for the win.

Northern Nevada is not as hot as Vegas. 

Collecting applicants so that you can "choose" the best one can get you in hot water pretty quickly.

We know that houses are going to need a furnace/roof/hot water heater occasionally.

The hot rehab market is allowing teams to do quick and partially finished job and jump to the next job. 

I mean, THE HOT WATER FAUCET IN THE BATHROOM SINK DIDN'T WORK!

Appreciation there is low, rents are low, and assuming maintenance as a fixed cost (for example, a hot water heater costs $450 from Lowes in Allentown, $450 from Lowes in Scranton, installation takes the same time, and labor costs aren't all that different), the ROI isn't great.

They are much less aggravating/ management intensive/ depressing to own, and provide much higher overall returns over time thanks to less churn and way more rent and value appreciation.