What is your current BUY formula for properties in this market?

I have been investing in the Las Vegas market for a couple years.

Then to find inventory, you need to search out, i.e. network, and find out who is creating these type of notes or you help people that may have an interest in seller financing how to create a note that is marketable to the secondary market.

Explore off-market deals where competition might be less intense.Don’t get discouraged—success in these markets often comes from building strong connections and thinking creatively about deal sourcing!

its a booming market! 

Additionally, while rates aren't historically bad right now, they are higher than 4-5 years ago, and they will be even higher for you as an investor than they were as an owner occupant, which is what you were when you bought originally.I get that you are anxious to add to your portfolio, but that could be achieved without touching your first golden goose.Sometimes on BP, the push is to leverage every last spare penny, but that can be a risky game as the markets shift. 

A sellers market in general.

I don't do any marketing. 2.

The rental market has slowed in recent months but expected in winter.

Our market is somewhat shifting, but it is still showing signs of thriving, with many opportunities for growth.