Enterprise is one of the few areas remaining in Las Vegas where there is undeveloped land.I checked south of the existing developments in Enterprise, and like most undeveloped areas around Las Vegas, it is federal land. 90% of the land in Clark County is owned by the federal government.

1) Make sure you understand you don’t have 45 days and then 180 days, you have 45 days, and then 135 days, 180 TOTAL days, unless that’s a holiday/sunday, then you have less than 180 total days. 2) Yes, you can do everything but close on any of the 3 replacement properties before you sell your existing property.

I feel like there are no formal "development" education or training resources available and existing developers are reluctant to meet for coffee or provide guidance (which is so surprising to me given the lack of supply.

A significant challenge was managing the renovation process while ensuring minimal disruption to existing tenants, which required careful planning and communication.

There is also a General Warranty Deed where the seller guarantees the title absolutely no matter when an issue with the title came into existence. 

Additionally, national lenders like Chase and Wells Fargo have strong multi-family loan programs that cater to out-of-state investors.Scaling OwnershipGiven your available cash and equity, here are a few strategies to consider:Leverage Existing Equity: Utilize the equity in your current properties through a cash-out refinance or HELOC to increase your purchasing power.Partnering with Other Investors: Consider syndications or joint ventures, which can help you scale more quickly without using all your own capital.Diversify Markets: While the Midwest is great, keep an eye on emerging markets across the country that may offer similar benefits.Focus on Value-Add Opportunities: Look for properties where you can increase value through renovations or improved management.I specialize in selling new construction duplexes in downtown Indianapolis, and I’ve found that multi-family properties here provide strong returns.

Quote from @Michael Csrnko: This is a great example of taking an existing property and adding value through improvements.

In the case you selected that text from, the existing unit does not meet the setback requirements of another section.  

Do hard money loans not really exist much that lend based on the ARV?

This is different than buying an existing location, with possibly an existing tenant, but the same demand premise.On the Urban office tenants moving to a suburban office space.