I have strong financials and will be doing a >50% down payment for a Condo. 

There, you'll find detailed information on investing, both in general and specifically in Las Vegas.Before I continue, note that unless otherwise stated, 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.

In this market small multi families are not traded frequently meaning they do not have comps for these properties.

You have the same problem most people have. 

And yes, we recognize that our rehab decisions may not have been ideal - our initial intent was to sell the home, and not rent - so we kindly ask for constructive advice only. 

What have been your experiences?

I have mixed thoughts on this on how it will impact the real estate sectorWould like to hear  your thoughts

I dont want to be sold anything or have to sit in a class.

Bonus: have you thought about your 10 year goals/plan?

This is the cleanest way to do it, but transferring it post-exchange could have tax or lender implications.