In this market especially, a good deal with be a magnet for cash.

Appfolio is like Apple and PropertyWare is like a PC. 

It skews it a little bit when you are comparing apples to oranges due to future expected maintenance costs. 

Apples to apples if the same condo that is warrantable is selling for 500k I'm thinking this should be 470k - 475k. 

You really need to look at all the details,  and determine what's the best option, as it's not a quick apples/apples.

Get educated on the local market, look at prices, cost per sq. ft. and what finishes, lot sizes, etc. are so that you're comparing apples to apples.

We’ll make some other assumptions in order to keep this as close to an apples-to-apples comparison, too: You don’t have to invest a dime of your own moneyYou paid the same amount the REITs didVacancy Rate stays static at 15%You hire a property manager at 11%Repairs and maintenance are a very reasonable 7%Capex is about 8% since the homes are reasonably newYour mortgage rate on a 30-year fixed is 4.138% (more on why I picked that number in a bit)No PMI (no particular reason--I just like you)The numbers should look roughly like this:As you can see, you’re going to have to come up with a bit of cash each year, if you want to own them outright in 30 years. 

If it’s a hotel style safe, YouTube “rare earth magnet safe open” Then remember this next time you consider all your goodies safe in your vacation resort closet safe

You also may have some advantages for Vegas being in Apple Valley as far as out of state goes. 

Comparing a single family to a four unit is apples to oranges.