I am not sure if I should stay local to my market.

Most land bank properties, Detroit or Wayne County, are trainwrecks and cost more to rehab than they are worth - unless the market keeps improving.Be careful on the next one, but keep improving Detroit!

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.

This means having to take a chance and take the property off the market for 2 weeksOption 2- Accept the offer with a provision that allows you to continue to market the property, knowing that there's a chance FHA may not fund the deal. 

Curious if anyone else is using AI for real estate marketing—whether for video, staging, or even writing listing descriptions.

Plus is 4% even in line with market cap rates?

Highly recommend partnering with a local realtor who knows the market. 

Look for motivated sellers off market and market via cold calling and or direct mail, geofencing, advertising and the like.A good wholesaler is as @Ericka Parrott mentioned, direct to seller, did good underwriting and can deliver an actual "Deal" whether buy and hold or flip. 

Networking with local wholesalers and real estate agents who specialize in investment properties can also lead to off-market opportunities.

Why ask: A mentor who is actively involved in the market is more likely to offer relevant, real-time insights, strategies, and lessons learned.