@David Butler is it high risk though (aside from a depression) in 2008 crash and years following homes here half the size of mine were still selling for 600-700k.....When I look at my worst case ( I would have to sell alot of my rentals to pay the hard money back in full) But other than that, I dont see much risk other than my profits beginning to dwindle to a 100-200k loss....

Rather than a crash, I see a small correction and more flat line growth in the next 2-4 years. 

If you are seeking for prices to drop, I would not anticipate a crash with the hopes of timing the market.

So long as I am no crashing a ladies only get together :)

I have a hard no PITA rule - if you are unpleasant to deal with, you are gone. 

If the market crashes or something were to happen to you as investor, the banks are going to want to target someone who has a ton of equity in their property vs someone who is more leveraged.

Because the increase in inventory on that chart, it makes on feel FL is crashing, right.

So if we do have a small crash or large correction across enough markets, and rates came down to 4-5%, the people who are selling now at the discounts you are referring to will seem foolish as the valuations stabilize/rebound. 

They responded by calling me a tattle tail, said that I was way out of bounds and now, 4 months later there is a non working boat, a crashed car and numerous piles of dog poo in the yard.

Our average tenant stay is > 5 years.We’ve had six evictions in 16+ years out of a tenant population > 1000.During the 2008 financial crash, our clients had zero decrease in rent and zero vacancies.This blog post on Where to Buy Las Vegas Investment Properties might give you more detail.The bottom line is that properties do not pay rent.