@Mark Towey I don't "farm" areas personally, it doesn't really fit the niche I'm personally going after, but what I have heard from some major agents in my market lately is that farming is not near as productive as it used to. 

Such as short or long term rental, single or small multifamily or large multifamily, etc.?

I have done quite a few brrrr, but the market interest rate results in large negative cash flow when properly allocating expenses for a sustained hold.  

Be mindful that there are rules that the lenders want you to check off.Furthermore, there are other rules on the tax side where you want to normally be under to get the most tax benefits.The magic number in both instances is '14 days'Lenders want you to stay atleast 14 days to meet the secondary home requirement.The tax accountant normally wants you to stay less than 14 days or 10% of the days it was used as a rental to treat it as a rental and not as a personal residence.Best of luck!

I am interested in some in-person or virtual connections for anyone in the GR area.

I can think of a few BP-specific cases where the ability to delete a post makes sense:Noobs don't usually get the '@' feature right the first time, so I am constantly seeing double-posts so that they can properly call out the person.  

To answer your question: yes, large studies released by the bigger brokerages have shown Phoenix and other sunbelt markets showing overall rent declines.

FYI - not legal advice.If it's not a formal assumption and it's a straight sub-to, typically the seller remain personally liable for the debt if the investor defaults.Essentially, what can the investor do better than the seller after refinancing the property? 

I can make way more money where I'm from. you have to branch out. most large pooled capital funds are raised in California and invest outside of California 

Insurance is now a big factor in the expenses of investment properties, even here in Reno, NV there are areas that have had large increases for single and multifamily properties.