You've got an impressive track record with rentals and have already completed a flip, even if it didn’t go perfectly.

Wow, @Ryan Dickerson I love your post because you seem to be on the right path.Figuring out your construction cost and building your team prior to entering into deals can alleviate a lot of stress during the project.Also, your respect and understanding of the value of a general contractor's time is impressive. 

There may be ways to share space but give the impression of a separate unit (such as an unpermitted wall up to create separation). 

I was always under the impression that you could personally maintain your IRA investment as long as you didn’t add value.

If I ever get a bad review on our business profile, I need to consult with you to know how to answer. :-)

My general impression of the area is that you tend to be better off getting the more expensive homes, as they usually house more people and have significantly higher rental projections.

See here:  SMS Marketing for Real Estate boasts an impressive 98% open rate and has become a go-to marketing method for many Real Estate Investors.

It contains more detailed information on investing insights, analytics, and, particularly, investing in Las Vegas.Before proceeding, note that the charts only include properties that fit the following criteria unless stated otherwise.Type: Single-familyConfiguration: 1,000 SF to 3,000 SF, 2+ bedrooms, 2+ baths, 2+ garages, minimum lot size is 3,000 SF, one or two stories.Price range: $320,000 to $475,000Location: All zip codes marked in green below have one or more of our client’s investment properties (click to enlarge).Overall Las Vegas Real Estate Market InventoryThe chart below, provided by the MLS, includes all property types and price ranges.The inventory level continued its downward trajectory, significantly lower YoY.Rental Market TrendsThe charts below are only relevant to the property profile that we target.Rentals - Median $/SF by Month$/SF remained unchanged from March, now at the highest level in the last 13 months.

Impressive work.

Best I've seen for a hard money loan is 10% down of the purchase price with 100% of the rehab covered depending on the borrower profile.