That's why I had the condo idea, it would be the only way to get a 2 bedroom for my family of five and be able to rent out a two bedroom and cost in the $1M range.

Fairly consistent rents for properties spanning realistically in the 100-250 range, with a healthy mix of SFH and MFH.  

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A duplex has 2 kitchen (refrigerator, range, etc), water heaters, HVAC or furnace, 2x the bathrooms, etc.  

This is my current process: 1) screen for price range/target neighborhoods, 2) Calculate rent/value to identify properties at or close to 1% rule, 3) review photos/other info to ballpark estimate post-purchase capex followed by a more detailed deal analysis, 4) request contractor inspect the property to get true capex estimate, 5) make offer if the numbers work.However, since Febrary I've only gotten to #4 once and never to #5.

It contains more detailed information on investing insights, analytics, and, particularly, investing in Las Vegas.Before proceeding, note that the charts only include properties that fit the following criteria unless stated otherwise.Type: Single-familyConfiguration: 1,000 SF to 3,000 SF, 2+ bedrooms, 2+ baths, 2+ garages, minimum lot size is 3,000 SF, one or two stories.Price range: $320,000 to $475,000Location: All zip codes marked in green below have one or more of our client’s investment properties (click to enlarge).Overall Las Vegas Real Estate Market InventoryThe chart below, provided by the MLS, includes all property types and price ranges.The inventory level continued its downward trajectory, significantly lower YoY.Rental Market TrendsThe charts below are only relevant to the property profile that we target.Rentals - Median $/SF by Month$/SF remained unchanged from March, now at the highest level in the last 13 months.

In markets like Indianapolis, you can find new construction duplexes with solid rental returns at a much lower price point, often in the $400k range or lower, with better cash flow than many coastal markets.I work with Neu Real Estate Group, and we specialize in new construction duplexes for investors, specifically designed to maximize rental income.

I would even say by somewhere in the range of +20%.

I stopped buying in 2021 but when I was still actively submitting offers around 2019-2021 we were getting blown out by a wide margin.  

So a healthy buffer, and then from there they'll be working annual increases in that range I mentioned before.