Would also recommend talking to property management companies who know the neighborhoods, median rents, tenant base etc. even if you decide to self manage. 

What the local shop has, is what you get, unless you want to travel farther to see what else others have.

It was a new build in a great neighborhood.

I have shopped for a new manager. 

For property selection, choosing a duplex or triplex in a good neighborhood can provide steady cash flow, while adding an ADU to a single-family home works well in areas with high rental demand like Portland.

Since your post, I've looked into the DORA and it seems to be a great  boost for the economy right in the neighborhood I am looking at investing in. 

If they were insured with Cal Safe they are both dramatically underinsured and a single neighborhood would deplete the programs' reserves. 

Good neighborhoods, excellent schools, and literally--where does the house I want sit in the actual neighborhood...I say does it look like a $650K house area when I'm done?

I like good neighborhoods, with sloped tile roofs, stucco siding, built in the last 20 years. 90% of Las Vegas SMF checks none of these boxes. 

D neighborhoods.