Great first step to learning and investing.Consider developing your profile a bit, it helps other get to know you.Other tips, I highly recommend BP's Ultimate Beginner's Guide, it helps to form a general foundation in the industry.

. - $3,416.77Pro Forma Cap Rate: 6.06%Purchase Cap Rate: 6.15% 

So when builder your pro-forma, you'd be more than safe to use that figure.Tim

Pro forma implies repairs are needed.

., form a business entity with other experienced note investors, pool your funds and buy some notes.If you want to leverage funds from passive investors who will not be actively involved in the selection and management of assets, the proper way to do it is to form a 506 reg D fund.  

If you are going out of state, form a main corp where the resident agent is cheap (az, wyoming, delaware) , and mail forwarding service.

Having only recently obtained my Real Estate License, I was wondering if anyone in the Las Vegas area know of a dependable CPA that understand Real Estate nuances that can advise me on how to form a LLC for both my Real Estate Agent part as well as one for my personal Real Estate folio?

More importantly though I think, I have several friends I can lean on who are commercial developers who can help build out a pro forma to filter leads when they come in.Big picture, I'm wondering how you might recommend approaching commercial property owners with direct marketing??

Kristine Marie Poe  your getting reality form a CA perspective .. there are 250K people on this site.Buy hold is an art   not a given is my estimation

I think the other sites typically form a separate LLC with investors, which adds another layer of complexity and more costs.