I wouldn't let the time requirements of a 1031 exchange dominate your thinking at this stage in the market.

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.

They are either dealing  with a property they are having problems with or they want more than market vale. 

If I gave my number and got it accepted I'd still be nervous, but I'd definitely pull the trigger on the deal.I feel I'm being reasonably cautious without having any recent comps and because the one house in the neighborhood currently on the market is about $15k below his estimated ARV despite being slightly larger.

Instead, we use our hybrid co-hosting model—marketing entire homes to corporate partners for mid-term leases, like $7,300/month vs. $2,300 long-term, then back to Airbnb.

However, in my market I get a lot of renters under 30 where they may have little credit history and only small negative things impacting their score.

You can add them but If you just go with what is active on furnished finder you will be right in the market range for the monthly rent and should cover the utilities + some.

We liked the market, the neighborhood.

FSBO is very possible in hot markets.. if you already have buyers lined up.. in markets that are not hot your going to get deluged by investors looking to low ball..

If rates drop, more buyers will come to the market and you can refinance to lower your monthly payment.