@John Thedford You think you are so smart don't you?

Thanks in advance.I would like to claim I was really smart and just sat in my home in San Diego and decided that Houston was for me and started buying apartments out there and did really well.But that's not what happened. 

If it costs me $500 to have smart lights, but I have LEDs everywhere and I save $25 annually with the smart light, the payback time is too long for it to likely be realized by me - not to mention that there's some likelihood the "smart" stuff will fail at some point, costing even more money. 

You are a smart man! 

If you can find those deals it is smart to buy.

Smart money knows what's happening here and is pricing in the changes.  

Asem,Look at this way, you were smart, you had the reserves in place to pay for it, smart move. most people will put a CAPX number in their figures and not know exactly what that means. you had the money set aside just for such an emergency, i understand it ate the profit, but it didn't cost you your personal savings.

It can be deferred forever and then actually eliminated through some smart estate planning. 

@Corbin Wafford I think you're smart to buy a duplex.  

Really smart!