T-bone77, you pretty much summarized my philosophy.

Latest reports are (I'm summarizing here) that we've been recovering for a few years, and it's picking up steam. 2014 should be even better economically for Vegas, and estimates are that we should be back to pre-recession levels by 2016.More reading:http://lasvegas.cbslocal.com/2014/06/17/report-economic-recovery-not-slowing/http://www.8newsnow.com/story/25799311/report-employment-in-las-vegas-will-rebound-by-2016http://www.lasvegassun.com/news/2014/jun/17/report-las-vegas-area-employment-will-rebound-2016/That's good news long term for the stability of our housing recovery that's occurred.

Just to summarize, Direct Investment Alternatives: Go out-of-this-market:TK properties with a reputable firm (e.g., mid-west) If I stay in this market, go the less-trodden pathFind a "fixer" and put some "sweat equity" into the home to increase rents or possibly even flip the thing Indirect Investment Alternatives: Real Estate Investment Trusts Become a hard-money lender Possibly buy-up mortgage notes @Mike S. and @Ali Boone : Since you guys are SoCal residents, have you guys given any thoughts to markets outside of LA/OC?

I'll summarize it for you though:Charities and religious organizations are exempt from paying property taxes in the state of FL.

A colleague here in CT has put together a rather useful, free brochure summarizing CRE customs and tax considerations in all 50 states.See http://www.reiadvise.com/top-ten-states-cre-investment/#tabs-2413-0-1Please contact Alan Blair at REI Advisors via the contact info on the right side of that web page if you want the full brochure and if you don't mind, mention this BP post.

To summarize, when the market changes and the prevailing conditions make their preferred investment strategy less profitable, some pivot within their preferred strategy (for example, expanding from duplexes to quads), some pivot their actions by changing strategies (switching from buy-and-hold to flips, lets say), and some stay the course with their preferred strategy and simply pivot by finding a new location (i.e., find a market with more favorable conditions).

From the forums to the blog you can find answers to whatever you're looking for.Just yesterday, Brandon posted this article which pretty much summarizes exactly what you need to do.

@Joe Gravelle to summarize and agree with others.700 credit score - ditch the score and look at their credit report.

Again if you search the previous posts you can get all the nitty-gritty on the why for what I summarized above.

So to summarize, as Michael said, spend some quality time immersing yourself in BP and then you will be able to see if you need a program at all.