Not saying buying at the right time and gaining appreciation wouldn't be great, your still just gambling on an appreciating market.

The new tenants were thrilled and understood that they would not be getting new carpet, but that the deposit would be to cover any wall damage only and they were off the hook for carpet problems other than the cleaning that I would expect all human tenants to do.

Although I would of loved for it to go up, After reading this I'm just thrilled it hasn't gone down!!

They might have done it as a gang initiation; to get rid of the witness; because they were high on drugs; or for a thrill.

I think there are too many unknowns to be getting into a gambling situation with interest rates 5 years from now. 

I know many property managers that won't even manage a property with a home warranty because they are so slow and difficult to deal with.I had a friend that went to Vegas for the first time and he was really excited to try gambling.

Be prepared for a long-term buy n hold unless the gambling or short-term rental regulations change.

I don't expect that to happen anytime soon but if you want to not gamble, cash flow is a good option.If you are looking for an off market property you can contact several wholesalers and let them know what you are looking for OR (my fav) go driving for dollars in the neighborhood you are looking at.  

Quote from @Harry Gamble: My understanding is that livenation would be the ones that own both amphitheaters, and that oak mountain would close.

Like in gambling, the house always wins over time.