The Austin metro market is approaching that territory.Here are the full stats for Austin and the greater metro:On the rental front, a recent Redfin report placed Austin atop the list for the largest year-over-year decline in median rents among US metros:Appropriate rental pricing and high-quality marketing are vital to navigating the current leasing market effectively.

Pick up one mid to LT rental in a high medical community outside of my current market.I have always been afraid to leave my current market and I want 2025 to be the year I get over the fear.Be more involved in economic development in my current market. 

This article presents three key factors to consider before deciding that now is the time to sell/exchange: 1) regulatory, 2) economic and 3) personal timing.1.

@Richard Benjamin Wilhite, @Bill B.makes some good points about loan terms and the strict identification rules for a 1031 exchange.I would add from a tax mitigation perspective that buying the largest property possible will give you the greatest amount of cost segregation possibility and at the lowest cost since it would be one study rather than several. 

;-) Your comments are refreshing for me, as a fund manager, to remind me that we can't let subscriber communications suffer in the midst of a major economic disruption.

It is the State capital so there is always economic development happening which drives job growth and demand for housing.

Trenching, utility connection charges and etc. add a huge cost handicap which makes the economics unworkable in almost every case. 

OK Thanks Chad.. yes now that you clarify that and I also work in the low value asset sand box but only to Investors who have money to turn them around I would never count on those owner occ's to cure at least at any large % to easy to  walk  and the properties as you mentioned many will be functionally obsolete and economically obsolete so they turn into your basic zombie house that local wholesalers go for ..

Look at rent growth trends, vacancy rates, and the area’s economic drivers.

The economics simply do not favor the investor.