I've been digging into that over the last few weeks a little closer.   

Quote from @Brendan Jones: For the homes, and or properties that you will use as a primary or a rental property one big thing I look for is infrastructure in the area, extrinsic value (I.e. hospitals in the area, schools, and job market), and the last thing is creature comforts for people (I.e. is a store to get groceries 1 hour away or 2 minutes away).

They have been historically reliable over the last few years but I am hearing some rumblings of reduced leverage, slight increase to rate, or some kind of minor tweak to DSCR lending with some programs.Happy to jump on a call if you have any questions or concerns.Good luck!

The charts below show the median price trend during this more stable period.The higher appreciating zip codes during the 5-year pre-Covid period appear to be:89032 (North Las Vegas), 10.2%89015 (Henderson), 9.7%89131 (Centennial Hills), 9.2%89031 (North Las Vegas), 9.2%89084 (Aliante), 8.5%89011 (Henderson), 8.1%89123 (Silverado Ranch), 7.9%89141 (Blue Diamond, Southern Highlands), 7.4%89134 (Summerlin), 7.3%Rent Growth10-Year Rents $/SF by Zip Code 2015-01-01 to 2024-12-31The higher rent growth zip codes for the last 10 years appear to be:89032 (North Las Vegas), 7.1%89011 (Henderson), 6.8%89084 (Aliante), 6.4%89145 (Summerlin adjacent), 6.4%89031 (North Las Vegas), 6.3%89134 (Summerlin), 6.1%5-Year Pre-Covid Rents Trend $/SF by Zip Code 2015-01-01 to 2020-03-01The faster rent growth zip codes during the 5-year pre-Covid period appear to be:89002 (Henderson), 7.6%89015 (Henderson), 7.0%89032 (North Las Vegas), 6.8%89031 (North Las Vegas), 6.0%89011 (Henderson), 5.8%89145 (Summerlin adjacent), 5.8%Concluding ThoughtsIf past performance is any indication of future performance, the data shows that properties in certain parts of North Las Vegas, Henderson, Centennial Hills, Silverado Ranch, and certain Summerlin areas may appreciate faster than the other areas of our target area.

I had a realtor tell me last week "light rehab, under $30K" on a house that wasn't on the MLS. 

I just closed on one for that last week and it appraised.Under contract at 223k with seller paying 5k in closing.The property needs 20k in repairs. 

Credit report shows last verified address only of 2007.

I spent the last almost 3 years doing my due diligence learning the lay of the land.

@Chris Lin,Thank you very much for spending time with me on the phone last night. 

Those who just try to copy the price model and not the operational leg, yeah they don't last long.