.😜 David, your post takes me way back to the "Influence" system BP used to have back in it's wild wild west.

New construction, which is an asset class I work in can have wildly high returns, but a large standard deviation.

We see things get a little wild when landlords are not truthful about the sale and/or expectations.

There are a lot of real estate brokers involved with the state legislature, and wholesaling is somewhat frowned upon by many brokers so I believe that strategy is going to get squeezed at the state level at some point in the near future - but as of right now it's still kind of wild-wild-west with lots of grey area.The title co you work with doesn't really make any huge difference. 

We are new too to BP and also rehabbers gone wild in Central Florida.

If you're bringing in a GC, I would expect closer to $100/sf.This would include all the drawings, permitting, inspections, utilities, etc.Without knowing a LOT more details, this is just a wild guess...

And I don't see that trend changing anytime soon, people are fleeing California for neighboring states and Nevada is very well positioned to capitalize from that.The thing I like about Henderson is that it is it's own city so it has it's own police force and along with higher incomes makes it a desirable place to live for both homeowners and renters alike.The one wild card is there is a lot of new housing development going on in SW Las Vegas (including SW Henderson), for both SFR and MFH and I believe the county was looking to further expand the area further south along I-15 by freeing up more BLM land to be sold to developers. 

@David Wild It sounds like you have a solid long term goal and you're already off to a great start towards financial freedom congratulations on taking action!

This is not legal advice, just friendly information.Can't speak for the Canadian side, but the US structure seems wildly over-complicated and should be reserved for a sprawling real estate empire, not your first deal.

Any estimate you come up with is just a wild guess until you get inside the property.