The bathrooms made me so depressed... plastic shower units with sad apartment class vanities with some sort of beige solid surface tops. 

. : so, assess all systems and see for obvious things like : garage door, ceiling height, perimeter foundation and drainage, framing if you can, attic space, electrical, plumbing etc 4.

This is one of the problems with housing in lower tier markets because on the surface they appear to be great value but capex makes it impossible in many cases to keep them up and running and therefore the cash flow from your spread sheet rarely translates to reality.

To provide a practical example, I acquired a 60,000 SF assemblage that contained an autobody garage, nearly an acre of surface parking and a 4 unit building in Philadelphia.

Just like mineral rights can be separated from surface rights and sold as royalties, this model tokenizes the income generated from a property without transferring ownership of the property itself.

The city really screwed a lot of people with it's zoning and drainage. 

You definitely need a summer house to get out of Vegas since it's just the surface of the sun in the summer. well having been in RE 50 years and been through 3 major RE value resets with the GFC the monster one..

On the surface it looks great.

Storm sewer, storm pond, sewer lines, water access, fire hydrants, public bathrooms, surface coverage, sidewalk or bike paths, setbacks, power lines and right of ways known and unknown, road access, etc. 5.

its all great on the surface.. but where is the financing coming from for ground up ???