Most businesses, property management or not, fail due to the lack of sales, not due to the lack of systems and phone etiquette.

I rarely have to do any of these now. 

Short Sales, Bank Owned, $/sqft, school district, days on market, etc.  

Of course we did not wrap conventional loans only private mortgages that had no due on sale..

do not use a line of credit for a down payment. 

I'm going to be taking some time to get to know people in my market as I kind of want to start local in Las Vegas.

Sales tax is also very high.

Investors tend to buy more often then regular home buyers BUT if your area the investor price point is low you would have to do a crap ton of sales to be close to regular sales.In commercial if you love working with numbers you can usually just work weekdays during the daytime and no weekends.

We are both out of state investors.

You don't need the huge fridges and ranges untill you get to a higher price point IMO...