In top 10-3 in FL, 4 in TX and 2 in Vegas(other was Irvine)

As far as property values in our area, in my view we are way different here from Las Vegas.

I was also in the process of buying a $1.5M penthouse at the Mirage in Las Vegas ( secured a contract to purchase in the 2nd tower of their  3-tower condo development). 

You can actually lose when you gamble despite what some casinos would have you believe......    :-)I would never tell anyone to buy anything that didn't cash flow.

(I live in Vegas, but hopefully there are some market parallels).

Originally posted by @Vic Vega:  Given all that the cap rate math certainly makes sense. 

I heard this happened to Phoenix and Las Vegas during the Recession. 

Have you ever been to SS convention in Vegas?

It's not like you are going to the casino every Friday to spend your paycheck on BS *ahem.* Granted I am glad that I am not in that bad of a spot where I am having to make "deals" with collections, I aim to keep my credit as high as possible.  

This put downward pressure on market prices and cause neighborhoods to decline.a rapid population increase will cause a shortage of housing, and this will tend to increase rents and prices.We are not talking about identifying specific up and coming neighborhoods on their way to gentrification, this is very hard to do without being very familiar with a given neighborhood, but about painting the states with a very wide brush and see what cities are going to grow at a macro level.The list below has links to the wikipedia demographics section.The 1 minute tour of relevant US citiesCities with secular demographic downtrend: Detroit MICleveland OHBirmingham ALCities with stable long term demographics: Kansas City MOIndianapolis INMemphis TNCities with secular demographic uptrend: Tampa FLAtlanta GADallas Fort Worth TXCharlotte NCCities that became too expensive for turnkey: Las Vegas NVOrlando FLPhoenix AZ