Just created 500k by raising the rent a tiny bit and making them pay their own crap, except water cause u have a well.

That's a tiny amount of space- I wouldn't suggest a big investment, such as a casita or mother-in-law unit.

If you have one floor chopped up into tiny apartments, despite the legality of it, are you sure each has 2 means of egress, are smoke detectors installed properly, are utilities metered separately, would insurance pay up if there is an issue etc.?

I enjoy being "pinged" by tiny, little, gorgeous wife as much as the next guy, but damn...I got one thing to tell all ya'all.

Another "friendly help you out of a jam" tenant and they had 3 tiny dogs!

Another problem with this deal is that it is a teeny tiny A frame house.

. $280k for a cheap spec house on a tiny lot in Yelm is a lot in my opinion.

Fieldstone foundations with poorly maintained pointing - a super highway for rodents and a virtual waterfall for water intrusion.Mold/mildew as a result.Cedar post supports, which shrink a tiny bit per decade, but add up enough decades and your floors are out of level.Posts replaced with adjustable lally columns. 

I am teeny tiny compared to many other Las Vegas investors and am admittedly a little lazy so I am just exploring markets where I am able to make offers without financing contingencies.

Rents/price are basically the same as SFH (1% or so) and if it's a duplex you're only saving tiny bit in maintenance (roof).