I started going there since about 1990 from SoCal for fun and vacations so i've watched it evolve over the years from a dusty gambling town to an international resort destination and I see huge opportunity there over the next decade - it reminds me of LA around the Sunset Strip and Hollywood in the 80s when it was run down before billions of dollars started flowing in and now those areas are some of the most expensive in the city. 

Another benefit of a good handyman is that the tenants will recognize him and it's not a new, random face on the property.

I've personally never told someone that its not going to be a good fit if they are shopping me around hahah Saying that pretty much breaks my promise that I'm working with the borrower's best interest in mind and if for some reason I'm not able to recognize the best program for that person and another broker is then kudos to them. 

I think it would be best for me to buy a home at a great price and make cash flow rather than gamble on what if's and buy a higher price home and not realizing any cash flow after I just bought it.

AZ will recognize a TX LLC – on AZ’s terms and under AZ’s rules.

I have a strong desire to own more real estate but currently in Las Vegas the ROI isn't there unless you want to gamble on appreciation and I do not. 

(and anyone else following): you’re right that this is still a bit specific to the Boston market - generally for investors, sellers will assume a $1k waiver is just a gamble you’re willing to give away if you want to back out.

Some charge me yearly others are 3, 5 or 10 years but I can’t think of a scenario this would work me unless I inherited a $500k IRA or really wanted to manage all these accounts & fees & IRS contribution & withdrawal rules or I took on a large gamble investment for a 30 to 100% return & got into active market again like flipping houses, etc.I guess I would rather pay the IRS less than a company like Quest IRA?

I recognize that I am in one of the hottest housing markets in the country.

It takes a LOT of marketing to build a brand that people will recognize.