It is against our rules to let buyers go without an agent, but it is their buyer's agent that should be present. 

2-if you started to self-manage in January 2025 and managed for the remainder of the year would you not satisfy the 100 hr rule and participate more than any others?

As a general rule, real estate shouldn't be put into an S corp or a C corp.

As per my HOA rules I cannot do a lease less than a year.

Go from there based on the results.We often tell tenants moving in that they can stay as long as they pay rent and follow the rules. 

Read up on Las Vegas Short term rental rules.

I know there are new rules and regulations regarding tax liens this year.

I received a letter from the HOA about a violation of the rules - there is an oil spill in the property driveway.

It's a great place to find properties that meet the 1% rule.

@Ari Lagunas I would chose the 95% OO loan over the higher FHA LTV due to fha sustainability rules (applies for more than 2 units), fha stringent criteria regarding condition, and fha rules regarding PMI.