Union county is as far south as they go at the moment.

Carson city is awesome, beautiful area.

At the same time, I like the idea of a beautiful programmable t-stat.The heat is supplied by a brand new furnace.

No, not at the moment.

Bottom line sub too is an advanced strategy that should only be done by Experienced investor with significant cash reserves or access to lending/like substantial LOC that already exist and can be taped at a moments notice. 

I know Alberta is hot at the moment but it worries me as I feel as though i would be going with the flow.

I only own 2 properties that are rented out at the moment.  

We're starting to see the fallout from this - borrowers cant exit deals without taking a loss but are refusing to accept this.SC seems to be doing OK at the moment, but Louisiana is seeing price declines.

There is still a risk: You do not have the right outprice and lose money, your deal goes south due to unfound things when you bought it, then the rehab phase brings them up, and you spend more, and the market changes, which is something that can happen on a moment's notice.

Very unfortunate as continue to see people who are providing others with money and not understanding until its too late that their money was never secured and was gone the moment they wired those funds