Please note that my analysis is nothing more than speculation intended to stimulate discussion amongst the BP community.

This supports my goal of having low-to no leverage on my properties so that if I am injured on my job (I'm a firefighter) or there is a major economic correction, I am not left trying to scramble to keep up with payments on underwater rentals, and I have some cash flow to fall back on as a secondary income if needed during tough times. 

Recognizing that Las Vegas prices have skyrocketed in recent years, I have recently made two real estate bets there based on my perception that (i) prices still have not reached their 2006 peaks and (ii) Las Vegas is primed to grow with the exodus of Californians looking for lower prices and Rust Belt folks looking for economic opportunity at an "affordable" price. 

If any “expert” uses any economic results from a pandemic to prove their pre-pandemic prediction, that’s your first clue they’re a quack.

Examples:appliancescarpetsfloating laminatehang-on cabinetssome shelvingsome countertopsfurnitureelectronicsThe non-structural part means that doors are NOT personal property even though easily removed.The best, but often not economically feasible, answer could come from cost segregation studies.

It has a large vacancy, does anyone know the economic conditions in the area?

This creates an economic incentive to the advisor for you to liquidate your real estate and buy securities (stocks, bonds, mutual funds).

And the city has reviewed our business plan and they are so excited by it that they are connecting us with funding through their economic development department (which uses SBA 7a loans).

Given where we are in the economic cycle, I wouldn't expect new construction to increase in value over the next couple years in most markets.Even if I'm wrong about that, the likelihood of the value increase to be enough to cover your selling costs and commissions plus provide a profit is extremely Slim.

In an economic downturn, one of the first areas to get hit is leisure/travel spending for consumers and business travel.