(I’m not sure of the laws/regulations outside of the Las Vegas valley like Reno/mesquite or pahrump.)Are you currently working?

This is all indicative of a low interest rate environment. 

We're working on figuring out the local regulations for ADUs here which are a bit more confusing as it's already a duplex and not just a single family.

I'm not against innovation but every point you raise is pre-existing or illegal/ against regulations. 

No idea who regulates a crowd funded venture...isn't that idea that many, many people put in a little bit of cash to create a large pool?

But I can't help but think that I could benefit from the occasional discussion about real estate strategies or bounce opportunities off one another.Coach Carson's RPM program details below:Cost: ~$2500/yearBenefits (form Website):Personalized Coaching: Members receive direct support and feedback from Coach Carson and selected coaches, including monthly group coaching sessions, one-on-one "hot seat" calls, and small group coaching within Action Teams.Action Teams: These are accountability groups of 8-10 members that meet weekly over a three-month period to set and achieve goals, fostering perseverance and resilience among participants.Comprehensive Resources: Members have access to a repository of documents, systems, checklists, and more in the community swipe file, including tenant screening criteria, due diligence checklists, and rental analysis spreadsheets.Exclusive Community: RPM offers a private community of like-minded investors who prioritize time and freedom over scaling rapidly, providing a supportive environment for shared learning and growth.The Group Targets:Investors with experience owning 1 to 8+ properties, whether short-term (e.g., Airbnb), mid-term, or long-term rentals.Individuals who are coachable, hardworking, and value time and freedom over aggressive scaling.

This specialized skill is rare—after working with many property managers in Las Vegas over the years, I found only two I would trust to place tenants in my properties.Contracts and processes must comply with all city, state, and federal regulations.

You pay off the 135k loan and take back your 14k plus closing and holding costs - 20k and you are left with about 6k that is cash in your pocket.So now you are +6k, and you have a renter in there paying your mortgage and putting a couple hundred per month in your pocket and you used 0 of the 150k to do it, or I should say you left 0 in the project.You wanna create a funnel, an environment where you can get 3x - 5x of these done every year, and if you holding look for the 2 - 4s buildings. 

i agree with you on the tough environment there for purchasing / house hacking but I wouldn't give up on that regardless of what else you look into. house hacking = owning real estatewildly successful arbitrage = not owning any real estatecan you look in Frederick MD or Fredericksburg or Ashburn or an exurb? 

All these are great investing routes to take - if you were to go the traditional residential rental route, these often offer more stable cash flow, while Section 8 properties can provide guaranteed rent, though with some additional regulations.