I want to start small with 4-10 units and gradually work my way up.  

It might be cool for them to hear about investors who started off small and gradually grew their portfolio and to talk about their lifestyles.

The rates in this region have also been quiet low, but we feel that over time we will gradually be able to bring them up to a higher market rate.

Gradual deterioration or aging of anything is not my priority - only stains, scuffs, holes, tears, and excessive damage caused by my fault or negligence.

Gradually, as I've acquired capital and relationships with private lenders, I've transitioned my real estate activities from being a commissioned agent to being the principal in 90% of the transactions I do. 

Leverage, partnership, working your way up to it, live farther out and gradually move in, who knows?

Plus, it will take time to get this property fully occupied, so the vacancy % willl gradually increase and I figure I may need to start at a lower rent to get it filled quick, and increase it over time.Do you have a process in place to account for fully vacant MF properties when finding the data and calculating the offer price & ROI?

North Las Vegas has great areas the more North West you go, and maybe its because I own rental properties up here and two businesses up here, so I could be biased, but I've seen much crappier neighborhoods in Henderson then I do in the general area of NLV that I work, live, invest in.These "boundaries" I've created for friends I've had move here in the Military have slid gradually to the North and to the West over the 11 years I've been here, but here is my rule of thumb for NLV........West of Losee, North of Craig.  

Should happen at a gradual pace. #3 Not using licensed contractors: When you must pull a permit, only hire licensed.

As I got older and more serious about investing, I have gradually moved towards North Everett for affordability and better cash flow on rentals.