It is priced a bit higher than what I wanted but would really lend itself to a more upscale couples retreat with some improvements.

One of my considerations is to further improve the value by taking a renovation loan, however I'm concerned because of the neighborhood values that investing more money into the home won't net me much profit whether I sell or rent.I feel a little stuck here and I don't want to fall to my limited knowledge, so I'm here reaching out for some guidance.Thank you in advance for any advice or support. 

One can always cash out/refi when condition improves. 

However, the same liability risk also applies to unlicensed individuals.As long as you abide by the rules and follow the laws, the threat of litigation can be avoided.Make the Right Choice for Your Investing JourneyFor some individuals, a real estate license can significantly improve investing opportunities.

See what we can do now to build equity instead of waiting on the LV market to improve and continue renting here in Vegas (we have a really good rate with our landlord) and instead buy our personal home in Texas as a secondary residence so that we can start creating equity sooner (its a beautiful manufactured home so not a huge mortgage).

Additionally, they've agreed to pay $200 more per month than our current tenant, which is an offer that aligns well with our financial objectives, even as we plan to adjust the rent upon renewal for the existing tenants.This MTM arrangement also perfectly aligns with our plans to make improvements to the property.

It's great to see your dedication to learning and researching, as well as your commitment to improving your financial situation.Regarding the mobile home duplex you found, it seems like an interesting opportunity.

It's now worth about 385K and I didn't do any work or improvements.

The prior owner did nothing to improve the building which is interesting because he has family there.

But aparently this has to do with "freedom".The housing shortage is real and I don't see it improve at scale.