So white shaker cabinets and quartz countertops really don't get a premium, because a majority of the tenant base would rather save $200/mo and live with the oak cabinets and laminate counters.  

SupplyLas Vegas is unique because it is a tiny island of privately owned land in an ocean of federal land.

To stay secure, I’d recommend saving 3-6 months of mortgage payments, budgeting for repairs, and possibly investing in a home warranty.

So i negotiate each one as they come in as a seller it has saved us substantially..

Some cities have started introducing stricter rules, so ensuring compliance upfront can save you headaches later.Out of curiosity, are you leaning toward any specific property types (e.g., single-family homes, condos, or cabins)?

I think its because there are a lot of people pushing seller financing right now and private lending because most cannot make the numbers work on a property - so the gurus need something to be able to sell so its this is the flavor of the month. 

Outside of raising money from others or seller financing, I am looking to see if there are private or other lending options that could cover 10-20% of a downpayment on these loans with a shorter loan term of say 5 years.

I lost money for many years in real estate, while my friends were enjoying life with their savings.

The net result is basically the same, but it keeps the two properties separate from a lenders perspective.Any low down payment money, particularly on an investment property, is going to come from a private money lender.  

I feel I have a rough idea, which is..I'm in Rogers Park, my next important step is to wait out 1.5 years until I can fully rent out the condo, but for the meanwhile get a roommate to save more money.