Not sure about Nevada but MF rents have peaked here and I wouldn't proforma based on current rents but would use a avg between current rents and rents at the bottom of a down cycle.

The 9 acre lot has peaked my interest.

Additionally, expect the number of sales to decrease from previous years as buyers take a more cautious approach. 2017 will be a transition year as certain markets begin to peak, while others continue to experience opportunistic growth.3) Millennial RentersMillennials will face challenges as buyers in 2017, as stagnant incomes, lower credit scores, higher debt levels, and rising mortgage rates limit their purchasing power.

I think it would be better described as an area that peaked and has come back to reality of what the Memphis market is in the sub $140,000 market. 

Greenville has peaked my interest as I *think* it has good growth potential as a city for some appreciation and the price to get into the market there is within reach for me.

To clarify, this is 102 multiunit properties transacted, not 51 duplexes for example. 2017 showed over twice the number of transactions as the 2011 low point and the trendline suggests that we will see a steady increase in 2018 units compared to 2017.Median sale price peaked in 2007 at 167k, and decreased gradually for the next 7 years before reversing itself back in the upward direction slowly.Volume is the total sum of transacted unit purchase prices. in 2005 nearly 54 million dollars in multifamily property was transacted, compared to just 33 million in 2017. 

We had some roof work done about 4 years back, putting a peaked roof over a flat roof (flat roof leaked, we had it repaired, it leaked more...lawsuit, blah, blah, blah...ended with peaking the roof).

With rates on the rise I figured cashing out the equity now is the best timing since I can still get a good rate (already locked one down), and housing will hit it's peak. 

One of the biggest ones would be to make the lease end at the peak of renting season.

We don't have as high peaks but we also don't have as low valleys either.