But the fact remains that its much harder for people with a conviction on their record to get a job.

LV is more volatile and bubblicious from the hedge fund investors, while vacancy remains high so buy and hold may not be best.

As more families lose their homes to foreclosures, as lending guidelines tighten, and as 6000 people per month continue to move to the valley, we will see rental demand exceeding supply and the rents in Las Vegas (which have remained fairly stable for the last several years) will increase to offset the demand.

@Jeff RichmanCan you do a sub2 if the property value is below remaining loan amount?

I know it may appear as if this guy is complaining too much but he is a long term tennant and plans to remain renting.

Although I'm in a positive cash flow situation on both with one debt free, the rental market was and remains strong so that's were I've stayed.

Once I think cap rates are at their peak, I will 1031 over to NNN leases with long remaining lease terms.  

Let's say you want to buy a NNN building, would you buy one with 2 years remaining on the lease or 10 years?

But shelter any remaining profit that is left.

To defer capital gains tax on this amount, theinvestor could consider investing the remaining $200,000 in a Delaware Statutory Trust (DST), giventhat many DSTs have a minimum investment of $100,000.Preventing Financing ComplicationsIn a 1031 exchange, the debt on the replacement property (including any additional cash used) mustbe at least equal to the debt being released from the original property.