I may lose all my money, but I just know that I will probably succeed as I've studied sooo much.

The best part is you can easily purchase it in most hardware stores, around here at least.

I prefer to start in the town I know best and can easily manage potential properties myself due to my lack of experience and wish for higher margins by doing the work myself.

That is a 7.7% return and you could easily do better than that more passively.You also mentioned the 2% rule was not possible in Vegas.

This type of action has been around waaaay before the SAFE Act.I'd guess that if an investor got caught in one deal, chances are good he'd lose his note as a slap on the wrist, no doubt, he can't let an illegal contract stand, if he's in a good mood and he's not ticked off, he may consider the equity of the situation.

I can put up with neighbors parking their RVs, boats or beater cars in the driveways more easily than some HOA person hassling me about doing the same.

Some are being marketed as turnkey ready to move in and collect checks, I know that's BS to begin with but after running numbers they are losing 150-200/month at their list price...

That will also help you weather any decline in values and not lose your property to foreclosure.

By the time you wash the walls, clean the carpets and wait to see if it still stinks, you may lose a month's rent, so often it is better just to re-paint and re-carpet.

If I refinanced I would get $230/month cash flow out of the property instead of breaking even/losing money each month.