Just found the biggest list of payment collectors... wow!

Just fyi we vacation there every year, and it appears that town is not exactly booming.

I'm running to the airport trying to catch another flight and I just wanted to put that out there to the OP.At NMHC, Houston was a market that was talked about repeatedly as being a boom and bust market and signs are pointing the wrong way all of a sudden, as you mentioned.

The key is finding one that is more than a rent collector.

When the next downward cycle hits, what are the: 1) Key drivers (economy, interest rates, war, local economy change, lending changes) 2) Impacts (price drop, days on market, both, no funding, acquisition costs) 3) Strategies (a. buy, fix and hold; b. buy/sit; c. do nothing; d. buy/wholesale)We are in a long 7 year real estate boom and this can't continue forever.

Granted, I was fortunate to luck out with the massive boom we had recently, but even so... 

All three are booming for Investing!

Even though there is a significant housing and apartment building boom...we are still short on housing.We buy B and C class apartments and the returns are better, typically, than an A class building.

Don't want to seem like a bill collector. 

However, if you look at some of the areas (I know this is really granular) that boomed up during the fracking craze rents crashed when that industry left town because a huge amount of the workers were there on an assignment rather than permanently.