my 4 plexes were running about 25% vacancy, but I couldn't get many tenants to stick around for more than 3 or 4 months, before being evicted, moving out in the middle of the night or ending up in prison, so then I'd have another lease-up or have to take on economic vacancy instead of physical vacancy.Depending on where in Vegas you are looking 200k is probably not going to cashflow, 100k definitely does and was an awesome buying price, 150k can if you are super efficient and find a miracle property manager. 

There is no substitute for being physically present with experienced investors.Let me know if you need any help finding other resources to help you get started!

There is no substitute for being physically present with experienced investors.Let me know if you need any help finding other resources to help you get started!

There is no substitute for being physically present with experienced investors.Let me know if you need any help finding other resources to help you get started!

There is no substitute for being physically present with experienced investors.

Looking at your competition, what is their physical vacancy, their turnover (related, but not the same), evictions/bad debt, loss to rent (how many units are not renting at market), and concessions ("1-month free on annual lease).  

Especially in the lower end asset class's most west coast investors really don't understand the dangers in a place like Memphis with rehab.. being theft and actual physical danger if they are in the wrong hoods and don't know better.

Minimum recommended coverage:Building, Business Personal Property, Business Income, Employee Dishonesty, Money and Securities, Accounts Receivables, Computers, Contractors’ Equipment, Valuable Papers and Records, General Liability, Employee Benefits, Umbrella, Hired and Nonownership Auto, Workers Compensation Other coverages to consider:Equipment Breakdown, Computer Fraud, Employment-related Practices, Automobile Liability and Physical Damage

There is no substitute for being physically present with experienced investors.Let me know if you need any help finding other resources to help you get started!

There is no substitute for being physically present with experienced investors.Let me know if you need any help finding other resources to help you get started!