It’s also young — the average resident is just 33 years old.Like much of the area, North Las Vegas is a landscape of contrasts, where pawnshops are as common as manicured golf courses.Squat and basic housing complexes sit just miles from more luxurious homes with grass lawns — a rarity in a community where yards of rock and of desert are the norm.In a fast-moving market, many can’t afford to buy at all.

The prop manager requested a quote for Luxury Vinyl planks but the vendor came back with Rigid Core Vinyl.

I’d say maybe they want the extra room as a luxury like an in home office.

The response I received is as follows "Your Appraiser is and was aware that sales 1 and 2 (the two units in my condo that were used for the appraisal) have lower level finish It was included in the GLA  due to the fact that these units were all finished at the time of conversion (the condo was created and basement finished in 2005 when a developer bought the former mansion and split it up into units) with similar material and quality.

Two entities own a combined 20 properties, one of the entities is a Hawaii LLC and our CPA has proposed $5,500 for this entity that only holds two luxury residential properties (3 rental units),  the CPA has also proposed $2700 for our personal returns.Consulting, as needed, will be billed hourly at $250-$400/hour depending on level of expertise required.This seems very high to me, if anyone has a referral for a good CPA that can handle mostly real estate investments tax returns in multiple states please let me know.Thanks Mike

confirmed by the ultra-socialist Christy Clark government!

I can't take the same logic I use to design a small 1200 sf SFR and apply it the a mansion that is 12,000 sf. 

I don't do luxury homes, I don't do BPOs, I don't focus on fix and flips, I don't market to first time home buyers, I don't focus on sellers wanting to sell a home.

Not sure how Investors are getting the number to work in the 600’s (unless you cater to high end luxury student market)

We are still doing some new construction, but only in the luxury market where you can justify the higher cost of building.