It's December, and it's time for another Las Vegas update.

What’s your communication style and preferred level of involvement with this deal?

Is it better to diversify your portfolio in one geography, tenant base, style of property (SFH, Multifamily, Apartment).

Here is some key information:Property recently hit the market and has 2 cash offers alreadyThe seller provided a pre-inspection report, which I shared with 2 different lenders, both think it may fail conventional financing due to potential structural and electrical issues (realtor thinks it could pass conventional)Seller has 100% equity but is behind on other payments (not sure of the urgency money is needed)This is my first attempt at an “investment” property so I’m new to thisI see 3 optionsMove forward with an offer using conventional loan pre-qualification-Not as attractive of an offer to the seller-Possibility that appraiser calls out structural/electrical issues that need to be fixed before closing, effectively causing financing to fail- Best terms and fewest loan fees for meUse a rehab style loan such as ChoiceRenovation-Even less attractive than a conventional offer to seller, but less risk of failed financing if appraiser calls out issues-Slightly worse fees and interest rates compared to conventional-Lenders tell me possibly up to 60-90 days closing in some cases, with red-tape for contractor requirements and draw schedules (sounds like the most hoops to jump through during rehab)Use a hard money lender-Most attractive loan option I can give to seller so I can compete-Much higher fees and interest rate for me-need to refinance into a conventional at the end of rehab (not familiar with seasoning periods but I think this is a factor as well)Which option would you do?

My son rented rooms in properties like this a lot when he lived in LA and Vegas.

A while back you ripped on my style of slow and steady long term investing in buy and hold real estate with low down payment conventional loans because it's not as fast as your style and the potential of cash on cash returns isn't as high.

Hello @Alyssa Dinson,The adage, "Live where you like, but invest where you can make money," is true and remote investing works, if you have an experienced investment team.We’ve run an investor services business in Las Vegas for over 17 years.

One more thing, especially for people who don't meet my criteria, besides more deposit is required, I also do a interview with them, not interrogation style, more like a friendly conversation to figure out their situation.

Rather than go with a classic arcade style game that I would like, they got crazy excited at the idea of a PS5 with a game subscription.

@Kyle CarterAsk about their communication style, does it fit with yours?