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.

If it is in an area where you believe the appreciation rates are close to its peak, then it may be better to sell.

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. 

It actually has gone down the past year and a half from the peak.

From the market peak in mid-February to March 23rd, apartment REIT stocks fell 40% which is on par with all REITs, so multifamily is in the middle of the sector. 

That's why so many realtors have peaks and valleys in their income. 

Bye. 

So, as my interest in REI peaks again, I'm looking forward to learning all that I can from this site and its members, especially about note investing.I listen to the BP Podcast anytime there's a new episode -- As much as my wife pokes fun at me, I enjoy falling asleep to Josh D and Brandon T!  

I will certainly keep you posted should a deal come my way that peaks your interest.