I've been in homes, however, where tenants actually leave the toilets not flushed, sinks full of dishes, etc., because they don't want to move so make the place uninviting to say the least.

Sherman is a satellite city of the DFW.

Make sure to put in any and all things you don't want, loud noises, smoking, dishes, and when and how to wash and dry clothes.

I feel the seller would have to be desperate to dish out cash to sell their home. can you lend some further insight?

Buy your first deal cash so if you get caught in an unforeseen you don’t have to dish out 10-12% hard money payments.

I also had a challenging life growing up - at 5 years old I was given to a wonderful family to raise me, my mother always worked (as a dancer on the Block in Baltimore) and had no time for me.At 12 years old I would ride the streetcars in Baltimore (Greenmount Avenue to North Avenue) selling newspapers, worked on a golf course carrying heavy golf bags and as a delivery boy for a restaurant during breakfast and lunch delivering food and washing dishes in the afternoon.

you may want to search the out skirts. and some of the satellite cities 

Washers dryers, fridge stove microwave, toaster oven, coffee maker, pots and pans, dishes and all utensils, bedroom suites, sofas and recliners, end tables, coffee tables, night stands, old style televisions, gas and charcoal grills, the list goes on.What I buy new: linens, towels, pillows, HDTVs.My STRs are for short term working people at a refinery.

Now again, I don't see any reason that the average price in Las Vegas should be any higher then, let say San Antonio, Dallas or Austin's satellite cities, TX.

I can't wait to get on the ground, and translate my plan-view knowledge of the area (from hours poring over maps/satellite photos) into a 3-D perspective. 8)