Marcus & Millichap bullishly forecasts continued increase in rents due to stronger demand and higher incomes.

If you were limited in cash reserves atleast you'll have the HELOC as a 2nd or 3rd back up source of funds to weather storms.

Plus, because of the growth of the area and the elevation (you just don't get the cool weather once you drive down the hill to Brevard or other areas), SO MUCH money has eyes on it. 

I know this sounds a bit like a weather forecast - "Sunny with a chance of rain" - but my crystal ball seems to be on the fritz right now.Best regards, Stevan

🥢🌦️ January Weather in VegasHighs: 56°F–60°FLows: 38°F–41°FHistorical extremes:Warmest: 77°F (Jan 26, 1975)Coldest: 8°F (Jan 13, 1963; Jan 25, 1937)Average January precipitation is just over 0.5 inches.

It also matters where the home is located, and what the weather, type of tenants it attracts/has been attracting, etc. other factors are.

Those that cannot weather the storm get wiped out.Having cashflow positive properties provides a margin of safety you just do not have with negative cashflow.Why are you focused on buying in your backyard? 

We're right next to CA but get the benefits of no state income tax, 4th lowest property taxes, much more friendly landlord/tenant laws, no serious weather, proximity to Lake Tahoe, stable job growth/population growth, etc. 

If you're prospecting the entire coast, just keep in mind travel times for tours and be mindful of the weather.

Audrey - Dave might disagree or add more context, but I think that predicting 5-year rent growth is a bit like forecasting the stock market 5 years from now.