We've been in the property management business for 27 years and we manage over 700 residential properties. We track vacancies on a weekly basis and even though we are in a slower leasing time as we go through the holidays, we are at a 5.5% vacancy. The strongest rentals are single family homes. The weakest are condos and smaller 1br ad 2 br properties. We have been successful pushing rental increases as we went through the summer this year and have maintained 5 to 7% vacancy rates. One difference may be the advertising that we do to drive our rentals. We spend about $8,000 per month on advertising to bring in clients which may contribute to our lower vacancy rate. I think the only time which was better to buy an investment property was during the last twelve months. Other than that, it's a great time to buy an investment property.