Hey, So I interned for a big investor here in Vegas and I got familiarized with cold calling and text blasting.

For these reasons unless an investor is local to the asset I like my clients to own in strong suburban to urban core areas preferably in a warm belt state where population are growing heavily with net migration away from the cold belt states.Cold belt states prices tend to be less and cap rates a little higher but many areas are declining.

There is no less than a dozen factors all pressing prices up. 

If your Market is oversupplied, and there's not a lot of population growth coming in, you'll be hard pressed to get ahead of that.  

I'm not sure how that bodes for investing exactly, and each area may differ a little...Hope it works out for ya--and congrats on moving out of this icy cold state to a place that actually encourages business success!

Here in Westchester County, NY the winter has been cold and snowy.  

We put carpet in the bedrooms, no one wants to put their feet on cold tile in the morning. 

I would not toss a tenant over a late fee unless there were other pressing circumstances.

Mini splits are nice but the ones that will put out 12k btu in cold weather are about $900.

Here, you can do pretty good on $50-60K a year, and we do way better, so consider what i suggested, i can get between 2-3% on my rental deals, and can make $20-$50K on a flip, yea our winter is long and cold, but we have little crime, and everyone pretty much knows each other, we have clear water lakes, and vast forests. oh and houses are cheap if you know how to buy them.