The light in the unit was awful, I had a blood-red fake leather couch, and I took horrible photos with my cell phone.

Did a 125k upgrade to unit, but now need to make income.  

Also, you don’t need a business license just to look at properties, but if you buy a bigger property, like a multi-family unit, you might need a certificate of occupancy, depending on the local rules.For business trips, most expenses can be deductible, but if it’s part personal and part business, you can only deduct the business portion.

Closed on one 27 unit apartment this year and one 10 unit just last Monday..

I like both of your ideas so I would look for the single where an ADU is permitted or one with a dump ADU to renovate (that's best) and balance that against the purchase of a 2-4 unit.

The 1 and 2 BR units at the same property were not experiencing this. 

Say a "partner" comes in and it's say the unit is set, rent stabilized with a 3yr term. 

For example, managing a luxury building requires a different level of service and communication than managing a multi-family unit.

for HML  or lending your own money when your based in NV.. if your doing 1 to 4 units then yes you need state license and NMLS AND Brick and Mortar that's why you don't see a ton of HML set up in NV at least legally.

I was trying to figure out how to raise capital so that I could build to rent a 50-75 apartment unit in the next 5 years.