My strategy since 2009 has been to go into markets early (even first) and ride the wave up.

Unless you are waving your fee, it's actually a $60,000 plus closing costs ($3500 + or -) investment.

Definitely.Trying to go OOS for your first REI deal is a bit like trying to surf a monster 100 foot wave before you've learned to swim, or trying to ski a double black diamond for your very first run.Fortunately, there are simpler strategies that are much better suited for a first time RE investor (house hacking, specifically).

This will be a tidal wave of defaults because most of these apartment dwellers are already maxing out on rent at 40-50% of their pay.

also personally i am expecting a new wave of migration to texas from california due to these 500K white collar job losses in California, either they move to sacramento/seattle/vegas/texas or go to India.... if there's new uptick of migration to texas that would absorb the supply, but how fast it is, good to see... 

Keep using Quickbooks for your business and use Wave accounting for personal use.

Hey mate,Great to hear from you.All is good in my hood lolCan't complain mate.Still doing turnkey but with reduced volume (We prefer it that way.)Decided to pull back a few years ago and stop chasing records and extra $0,s lolI feel like everyone and their dog is in Toledo now which is cool as I'm not the only 1 waving the flag 😁Believe it or not, property management has taken lead within our operation.I use to despise property management for so long but ever since we got things in order (Around 5 or so years ago), I started seeing the amazing long term potential that it offers from a business standpoint but also an after service standpoint.I visit the Big D regularly and love it.Will be in the area in mid February so let's catch up of you guys are free.You guys still chipping away with turnkey and PM?

Do you expect more improvement or do you think the wave of improvement is stalling/petering out?   

There were fears that Las Vegas housing prices would crash and foreclosure waves would return.In my 2023 Outlook, I stated:In the near term, interest rates will be the key factor.If interest rates rise significantly, buyers will be choked off, and prices will fall slightly.If interest rates remain relatively stable, I believe prices will remain relatively static.If interest rates fall even slightly, the demand for homes will surge, and prices and rents will rise.As it turns out, mortgage rates rose sharply from about 6.15% in Jan 2023 to 7.79% in Oct before coming down to 6.65% at the end of the year (source: Freddie Mac).

Those houses likely wave of foreclosures as people have tapped out equity and their credit card lines to live above their means or even pay just regular living expenses.