My wife and I are getting ready to move to Memphis to be closer to family and have a beautiful old home in the Evergreen Historic District under contract.  

I want to pull some cash out and buy more rentals,(seems to make sense at these historically low rates). 

As I stated before my guess would be that this property was in a dying area, or had some way above normal expenses (historic property in a historic zone where any changes have to go thru stringent planning dept., etc. or under some invasive govt control like rent control on steroids, or just leases grossly under market value. 

Rents are historically very stable and tenants are plentiful due to the massive amount of people that come to Las Vegas. 

Real estate historically increases in price, however buying simply hoping that the value of the property will go up is where the speculation comes in, and is risky to participate in as a new investor. 

Historically, predatory lenders, like Mr.

If you look at our historic appreciation you will see strong number since 2011.

Elmo's historic zoning code, but beyond that, what would be best: one large single family?  

We are completely renovating this historic building to 2 separate units.

Older, historical homes that need work and can sell a top dollar.