@David FaulknerThat makes me think it could work for a rehab/house hack combo, with renting out the additional space in AirBNB style or longer term. 

Mainly wholesaled in Las Vegas but moving on to the Sacramento area. 

And also the leaking roof will be fixed and re-shingled w/ style to match the property.

@Drew Markert I'd also just keep in mind a house built in 1990 sounds reasonably new and in a lot of aspects (plumbing, electrical, foundation style) it is very new, but a house built in 1990 could still be on the original roof, furnace, ac that if they haven't been replaced are going to be right at the end of their useful life.  

The house prices under 300k in Las Vegas areas have been up every month.

Compared to Las Vegas, the crime seems benign, but I am concerned about being able to rent it out.

Most 4-plex and smaller apartment buildings are Class C- areas in Las Vegas.

I just found out that (her children's father) relocated to Las Vegas and he doesn't pay child support.

Originally posted by @Christopher Dunson:@Christopher Brainard Luckily, everything is permitted to the best of my knowledge.If you're located in Las Vegas, I have some bad news for you, there is no such thing as a handyman license in Nevada and unlicensed contractors can't pull permits, so I highly doubt anything is permitted.

We bought our first SFR last year (a 2-1,1930s craftsman style) and have had it rented to outstanding tenants for over a year.