My objective is to buy about an acre of land, that is already leveled, access is being done, and utilities are going to be 5 feet from the property; and then build 3-4 shell retail spots on my plot, owner occupy one of them with a business and lease out the others.I am meeting with a developer this weekend, but have some wrong numbers regarding the average cost of building a shell space. 

Most of these failed deals are being given back to the banks or bid at auction but the average size of these deals is 8 figures.

Assuming the ditch is a foot wide that's almost 14 yards of dirt, which is a full size dump truck worth of material. 

What I do for my units with shared meters is I charge 50% flat to each tenant which prevents waste I get no issues with any waste due to this but the ones that share electric bills do get many complaints due to the size of the bill.

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.

The areas you are looking in are a step below the most expensive so I have no doubt they are higher, but you are also looking at a small sample size when you only look at homes available for sale now.

I ran a CMA on the property and got an average sells price of $290k. $280k is what I ran my numbers off of to be safe.

I have thought about reaching out to cash buyers who have a decent sized portfolio about possibly managing their STR/MTR homes.

And then try again with long term average 5.6%.If you want cash flow, start a business. 

I have an investment property with a small front yard and average sized backyard.