Also perhaps the homes built in the last 10 years have sprinkler systems and even drip systems near the foundation to keep the soil moist.Look for signs when you are viewing homes....especially in the hot areas.When we evaluate homes, especially with buyers we're looking at the BIG 5 as best we can. 

I note a tinge of Bosnian in your last name.

For me I feel shifting to real estate is the right play which is why we made the pivot last summer, but I am open to other perspectives.

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

Interesting to see the flip in the last 2 years.

With that said Phoenix had one of the highest home price declines in the last market down turn.  

Anywhere in between, I think it's deflationary because consumer won't continue to eat it & supply side is still long enough to not warrant new supply at tariff related prices.We really need to see how long this lasts.  

Based on his last post, @Samuel Kim now seems to think it’s pointless for him and his wife to explore this topic over posts made by professionals who barely know anything about his situation. 

The last point that I would make is you need to get into 3-4 pillars of the business that you will have for the long haul of real estate.

Last month, I pulled the trigger on getting my first real estate property ever and decided to go with a 4 bed, 2 bath new construction to limit all the variables involved since I am still in college.