My first (currently only) out-of-state investment is in upstate NY where my parents live.Based on looking at some Zillow data rents are rising steadily in Albuquerque yet prices are still below the 2008 crash.

I've owned property in Texas and Michigan (btw, I've been to your beautiful city and have family in Maine).During the 2008 crash, I liquidated, did some other stuff, then went to law school. 

And if an insurance company wants to take that higher risk, the should be allowed to make that decision without government intrusion.I'm not trying to argue, just adding some balance to the conversation :)@Joseph Reynolds, very true, I've been thinking about the same a remembering the couple of years leading up to the last crash@Matt Shields  and @@Charles Soper this conversation does make me appreciate the importance of renters insurance more than ever before@Jana Hristova, it's good to hear things are getting back to normal!

.** Unless you get wiped out by a real estate crash.

So as much as I hate to, would it be better to keep the W2 income to qualify for loans so I can snap some up at the bottom of the next major crash?

I bought it after a real estate crash, 1992. values dropped from $120K, to 40K sold at auction.

Of course there is also insurance and taxes and maintenance (still well lower than the $1500 for stocks) but it is an asset that will appreciate (specifically where I buy) and if there is a crash I still get the rent.I do also invest in stocks using a method called Iron Condor on the S&P500 Index.

In reality, you are in the drivers seat IMO should the market crash during your HML.

Good markets didn't drop during the 2008 crash...2- Cheap Houses.

I'm assuming most were written in the 90's before the real estate crash.