What I'm Seeing Right Now

What I'm seeing right now...

Johnson County, Kansas has a red hot single family home market under the $250,000 price point.
The single family home market is very hot in Brookside, Red Bridge and other State Line corridor neighborhoods of Kansas City.
Duplex inventories are steady with too much inventory. What's worse, of the 47 current duplexes for sale in Johnson County, KS there are only 4 I'd invest my time in seeing based on their rent to price ratio.
Investors with steady income can hold out for a price they want. Single family home owners in financial duress have to move now.
Vacancy rates aren't too bad in areas I generally recommend. They may get even worse in areas of town I've advised people stay away from for years.