So second question is if the 4 home rule is true, how to work around it.My thinking is if I cannot go over more than 4 homes anyway, I would invest for two more medium priced homes ( 200K - 350K in the CA bay area) otherwise I will go for sacramento or las vegas where I can buy lot more homes ( with lot more cash positiveness) for the same total amount

I moved back to a Southern Utah city 100 miles north of Las Vegas.

I am in the Las Vegas/Henderson market but I like to keep tabs on the available listings to see whether it is increasing monthly or decreasing as this affect the supply of homes.

I do try to go Vegas about once a month... and if not at least somewhere for what I call a mini vacation... sometimes I go more..

Wouldn't work well on the rental I was thinking of because it is too expensive.Phil in Vegas has a house for 160k rents for 1350.

How are you seeing the Las Vegas market now?

there is plenty of examples of neighborhoods turning around based on the demand for affordable housing and the efforts of early movers like yourself, Harlem in New York City Park Slope Brooklyn,etc , fremont street Las Vegas  its led by the vision of investors like yourself  good luck

We only have one MTR we manage in Las Vegas.

I'm hoping this is incorrect, otherwise it seems like it'll be very tough to buy an sfr here in vegas and make it cash flow.

These programs have been professionally prepared by a small number of seminar companies operating out of Las Vegas and or Provo, Utah.