@James Carlson and others:I'm in a similar situation to OP, and wondering how to justify a low offer when I'm working with a realtor - obviously they would prefer me to offer higher and close faster. 

@Eric James  I think Vegas is a lot more like Orlando.  

Thanks for the recommendation @Megan King.

having done this twice I will say that buying for cashflow is king.

Thanks James Wise !

Hi @James WoottonI know exactly what you are looking for.You can get a free sample cover letter/mailer template for sending cash offers by visiting the "forms" menu @ offers2owners.There is a SFR version and a land version. 

We have been reading post after post for the past two years from (1) members who are fed up with the market (2) members who are having a hard time starting in a hot market and (3) members who have highly appreciated properties but don't have an alternative investment option if they were to sell or exchange.Deal flow is king in this market and you have to (1) put hundreds of deals through the funnel via marketing and networking or (2) you have to invest with someone who has it.I made a decision two years ago to do more of the latter...to start heavily vetting passive opportunities with experienced sponsors who have mature deal flow pipelines (i.e. deep broker relationships, industry leaders, full time staff dedicated to deal flow, consistent off-market properties)...while still casually vetting direct owned opportunities. 

Hello @Desiree King and welcome to BP.

A friend of mine lives near Kings Mountain and he swears they are still going to build the casino down the road from him. 

@Ty James I recently moved out of that area, but will be migrating back soon, there's quite a few meetups in the Doylestown area.