At the moment we are renting in Mission Viejo California.

We are not meeting operational costs plus P/I.  

I know most of your comment aim at people who probably start with 20K and bring small properties. we are planing on investing 250k to 500k as a 25% down payment a year, hence the question.

A bit pricey up front, but we are long term buy and hold investors, so the savings on paying for tenant heat makes sense.In the 6-unit our initial thought was to install electric heat in the units, but that can be a hard sell in Maine even though I am not convinced that electric heat is necessarily more expensive than other options (we even did a comparison last winter in our 2-unit where one is on a propane boiler w/ HWBB and the other electric, and it was about the same cost per month).  

There, you'll find detailed information on investing, both in general and specifically in Las Vegas.Before I continue, note that unless otherwise noted, the charts only include properties that match the following profile.Type: Single-familyConfiguration: 1,000 SF to 3,000 SF, 2+ bedrooms, 2+ baths, 2+ garages, minimum lot size is 3,000 SF.Price range: $320,000 to $475,000Location: All zip codes marked in green below have one or more of our client’s investment properties.What we are seeing:The chart below, from the MLS, includes all property types and price ranges.

As an investment property owner, this means less maintenance and fewer unexpected expenses from storm related damage, often resulting in more affordable insurance premiums, less wear & tear on mechanical equipment, roofing materials or exterior surfaces.

We are all right since it’s our money, our risk assessment and we each know our total story.I like the stock market Longterm 15 years and out.  

We are wondering how to go about showing proof of funds if the deal ends up being an on-market deal.Any advice would be helpful.

We are also noticing that market rent can be achieved and some cases even higher than market rent. 

@Loren Clive yes we are looking at several options for an on-island agent.