Property prices have fallen over 70% in Vegas, and aggressive investors are now flooding into the sell to snatch up bargain properties. Property experts are touting the strong cash flow potential that Las Vegas properties now offer. Still, I’ve discovered those of the a large number of potential Vegas real estate investors I talk to each week, most of them share the same concern: Am i going to manage to find tenants for my investment properties? This is a great question. Just how strong may be the rental market in Las Vegas? How long will it decide to try get a investment home or condo rented? What’s the vacancy rate in Las Vegas?

Rental vacancy rates are published yearly and i’m still waiting to see the information for 2009. But vacancy rates don’t tell the entire story. Because rental vacancy statistics are heavily weighted towards apartment buildings, a higher rental vacancy rate for the city does not mean that rental homes and condos are necessarily experiencing high vacancy rates. With foreclosure rates in Las Vegas leading the nation for the last two years, many families who are used to residing in houses are losing their houses. These families turn to rental house and condos to find a new house that matches their lifestyle. So even when overall vacancy rates in Las Vegas have been high, we have continued to determine strong interest in rental houses and condos. My own experience has followed this trend too. On the 80 plus homes and condos I helped investors purchase this past year alone, we’re currently running near to a 95% occupancy rate.

It is true that average rents have fallen in Las Vegas during the last 2 yrs. But rents have fallen only around 20% while home and condo prices have plummeted over 70% from highs of 3 years ago. This disparity has created an excellent cash flow opportunity for investors now entering the deflated market. Homes that were $300,000 are now selling for $100,000 and renting as almost as much ast $1300 per month. Condos which were $225,000 in 2007 can be purchased for $59,000 and are renting for $900 per month. Homes and condos are experiencing tremendous cash flow that is well above the 1% rule. (Rents should equal a minimum of 1% from the purchase price to be able to income positively.)

Within the last year, I’ve sold to many investors, only one in particular has done something that I believe I’ll see a lot more of the year. He’s cashed out around a million dollars from the stock exchange, purchased 10 single family homes (throughout $100,000), and is cash flowing hugely at this time. Average rents on his properties are at $1150 monthly and all of his homes are now rented out. Should you consider the numbers on his particular investment: Rental income minus taxes, hoa dues, insurance, minor maintenance, and property management… he’s netting about $800 per month, per house. Multiply this by his 10 properties, and he is netting near to $8000 per month in returns. This involves just under a 10% yearly return on investment. I don’t know anyone at this time who is making 10% each year on the stock portfolio. And these figures don’t even take into account the appreciation that he will receive year over year on his properties because the market is constantly on the recover. Nor does it look at the tremendous tax benefits that come from purchasing property. Once appreciation becomes effective over the course of the next many years, and rents still rise, this guy will look like a genius.

Hong Kong, according to the 2009 census includes a population of a nothing more than 7 million people residing in an area of just one,104 kilometre squared, making it one of the most densely populated cities in the world. With around 6,364 people residing in a square Kilometre, it’s appropriate from the local saying: “One inch gold for any sq . ft . of land”.

Today the 28th October 2010, the Hong Kong property market has reached a boiling point, buoyed by many people factors including low interest rates, positive market sentiment and also the “trump card”, Mainland Liquidity. A far cry from the last year where some property prices bottomed out at near 1997 bust levels.

Prices of Luxury properties in Hong Kong are actually way over the historical 1997 Bubble, some say by a lot more than 15%, using the store bought following close behind its foot-steps. Fundamentally the economics nowadays are much more sustainable when compared to time during 97 property bubble, today, statistics suggest that the typical proportion of household income for mortgage payments continue to be below 50% (for now) and gearing ratio’s are in conservative levels, thanks to the lessons well learnt in those days.

When there is no unexpected crisis or a sharp short-term increase in interest rates, prices seem sustainable, now imagine it’s 2047, Although the City continues to be paid to China in 1997, the Chinese Government has given sort of grace period of 50 years to eventually assimilate using the Mainland and pinned the current one Country two System type of governing. China currently with 1.3 billion people, what will that number be in 37 years time? And what’s going to happen if affluent Chinese in the mainland were to be easily in a position to live in Hong Kong?

Although the prices for any standard Two bedroom apartment in Hong Kong Island seem unjustifiable, making Hong Kong the next most expensive cities to reside in, there is only 37 years for that highly unpredictable change the city will in the end undergo.

There is little change what money canrrrt do, and when affluent Mainlanders wish to settle in Hong Kong, there’ll always be a means, even today with so much bureaucracy holding the Renminbi within its borders, within the last year around 30% of Luxury Property transactions in the city are purchased by Mainlanders. We can not predict how Beijing, Shanghai along with other Tier One Cities in China will be like in the next three . 5 decades, but we know the city will always be popular given an option.

With one of these factors it is obvious to determine the city includes a potentially bullish property market ahead, as well as the rising national scale infrastructure improving the link of Hong Kong to the Mainland, such as the HK-Zhuhai-Macau Bridge, completion due in 2015-2016, and the HK-Shanghai high-speed rail operational by 2013.

If you were to agree with this seemingly foreseeable scenario only then do we shouldn’t be asking when should we buy property, but where should we buy property in Hong Kong.