i would love to buy a 3-4 unit that could both reduce my cost of living and cash flow. move out and redo the process a few times every year. 

Strategies like living in a duplex or triplex, adding an ADU, or renting by the room can help maximize cash flow while leveraging FHA or VA loans for lower upfront costs.

CA maybe as high with their EIR requirements that cost 250k to 500k just for the EIR reports.

Planning to sell my property in vegas, just wanted a second opinion on if these are typical, fair costs in today's market.

The market between the 2 locations & resident class (Especially if you plan to self mange or find a PM company), Your future goals and the costs associated with moving and transferring to a new hospital. 

Courtesy of the video, criteria to consider include Deal Type, Management Plan, Business Plan, Financing, Asset Class, Ownership Structure, Property Class, Location, Purchase Price, Rehab Costs, Risk Target, and ROE Targets.

We don't believe they are stealing, but their negligence has cost us a lot of money.* Is this enough to file suit in small claims court? 

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

One of the things I'm trying to figure out is if I'm better off getting a few lower cost properties or on higher priced property. 

.- Expected renovation costs $1MM.