If you're looking for local data in northern NV check out Address Income there is a rental map with hyper-local rents to use for your underwriting.

Owner-Builder Construction Loan (Challenging but Possible)Some lenders offer owner-builder loans, but they usually require:✅ Strong financials (good credit, assets, low debt-to-income)✅ A solid construction plan, budget, and timeline✅ Proof of prior experience (renovations help, but formal experience is a plus)✅ A licensed contractor or project manager to sign off on the build2.

Ideally, they use AIR DNA/Similar data or have an in house committee that decide the income used for the DSCR ratio.

It assumes the property is Class A - which not a lot of investors are acquiring these days.Here's some copy & paste info about property classes:_____________________________________________________________________________Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

She retired 3 years ago due to the mailbox money being well above her income which was 65k/year.

If you're interested in seeing how that all breaks down from an income and expense standpoint, I created this Sankey diagram to share with you:As for me, I'm planning to leave my w-2 job and take a little career break before deciding what's next for me. 

Giving up $100k+,in tax free income.

Rentals generate passive income, so an S-Corp offers no added tax benefit.

Would you have net income or net loss without the cost seg study?

That will give you income to invest.