Hi David,If your family can handle the nomadic lifestyle, migrations to a new 95% LTV owner occupied primary residence can occur as soon as one year.

:grin: btw, population migration is heavier OUT of the state than IN - - I wonder why?

For example, a cold water supply pipe above that vent might have warm moist bathroom air from the downstairs shower/bath migrate and condense on the cold surface causing a drip drop minor leak.

Lets say 50% of that is hired from existing population and 50% from migration. 

Jow Garvin, I'm interested to know if you are still using Evolve or if you have migrated away.

There is going to more of a migration than crash.  

The de/appreciation of real estate can be determined by a formula that utilizes mixture of mortgage rate, purchasing power/savings, real estate taxes, consumer confidence, jobs, migration. 

Phoenix is still a strong market with positive net migration.  

Florida is a promising state for real estate investing for several important reasons, including: 1) Florida receives an outsized portion of domestic migration from within the U.S. 2) Preservation lands restrict the availability of vacant land for future development, decreasing supply while demand continues to rise 3) Florida's population growth rate is more than twice that of the U.S. rate.

NYC population keeps migrating north, I'm curious what you're thoughts are on Beacon or if you've looked into it at all.