I'll likely be higher priced on an owner-occupied restaurant franchise, but you've been around the block and have a significant track record.

, you have put me on the right track with very clear and concise observations to think about while evaluating my market.  

Just announcing there ignorance and fast-track to insolvency. 

I really want to do an apartment building but i want to build a track record first of smaller deals and just looking for a strategy to get into deals similar to a subto or wrap.whats an agency loan?

Las Vegas attracts investors from all over the world for good reason so I think you are on the right track starting here before expanding.

In addition to the different tracks @Chris Seveney descrubed, there is also good information on creative financing and seller financing (including what to avoid).

.• Proven Systems & Oversight:Establishing robust systems for tracking leads, follow-ups, and conversion rates can provide a clear picture of what’s working—and where improvements are needed.I’ve been monitoring agencies like REVA Global and Steller Staff and know that many investors have seen success by using professionally managed teams.

As General Partners (GPs), we juggle a lot—talking with vendors, negotiating with buyers and sellers, and ensuring the deal stays on track.

I’m interested in how others evaluate and track down these kinds of properties, especially from a distance.For example:When looking at distressed properties in other states or cities, what are your main indicators that it’s worth pursuing?

to simplify, here's what i would do: don't borrow private money, or partner, until you have a track record.