People need places to live and as long as people aren't moving out of the area in large numbers, run the numbers and see if they work for you. 

I have invested my life savings in real estate to earn a living, save for retirement and build wealth for my family.

The second personal residence that I bought was a two unit and lived I one and rented the other. 

I have about 60K in equity, minimal cash on hand, 3.5% intrest on the current house, and live in Tulsa OK area.

They have the means to buy property as investments then they need to be much more knowledgeable of what they are doing compared to home buyers who dont live and breath RE.

How many times have you heard somebody say some version of this statement: “We made 100,000 on the sale of our house and we only lived there for five years.

., don't forget to factor in the cost of your rent in your calculation.For example, house hacking a multifamily in a desirable part of Philly might not cashflow, but is the reduction to your cost of living greater than the cashflow from an investment property in a bad part of town?

A living trust is a trust that is formed while you are living and you have put things in it.

I think Nevada but I live there so I'm biased.

Hey Kevin - I am from Huntsville (live in CLT now) and am emmersed in the AL market.