For a more in-depth view of the Las Vegas investment market, DM me for a link to our blog site which contains more information on investing in general and investing in Las Vegas in particular.Before I continue, note that the charts only include properties that match the following profile, unless otherwise noted.Type: Single-familyConfiguration: 1,000 SF to 3,000 SF, 2+ bedrooms, 2+ baths, 2+ garage, minimum lot size is 3,000 SF.Price range: $320,000 to $475,000Location: All zip codes marked in green below have one or more of our client’s investment properties.What we are seeing:The chart below is from the MLS and includes all property types and price ranges.We're observing the typical seasonal slowdown in prices and inventory that starts in July because fewer people are buying properties and moving as school resumes in mid-August.Rental Market TrendsThe charts below are only relevant to the property profile that we target.Rentals - Median $/SF by MonthRents had a slight drop MoM ($1.19/SF vs $1.20/SF).

You can't use a 4' wide hallway as a bedroom, even if it meets all the other requirements.Two means of egress: Occupants need to methods of escaping, typically a doorway and a window.Minimum ceiling height: You need at least 7' of head space.

Additionally, if you are in California or have what is known as NEXUS to California in any way, you may wish to ask your tax person what other options than an LLC might work for you tax wise.

Looked at a few options including rehabs and new build.

And, based on some really basic math: if that lifestyle costs $2mm/yr (the leased/financed G5, the FL and Malibu mansions, etc) and the typical core multifamily deal kicking off 4% cash on cash to LPs (if that), we could all have that lifestyle too.  

this is a toughie. hard money specifically is equity-driven, meaning they'll likely want 40%+ down to even entertain the deal. additionally, land without improvements is often very inexpensive (relative to land with improvements), usually pushing below a threshold which makes sense for a hard money lender. if you're not intending to build right away, then i think you'll have the best luck with private money instead of hard money. usually higher leverages than hard money, and more negotiable terms.if you are intending to build on it pretty right away, a ground-up construction loan could work, but those will typically require some ground-up construction experience (on title on other ground-up deals), or an extensive portfolio of heavy rehabs/ rentals/ strong liquidity. those will give you acquisition monies (to buy the land) and build monies (to build the improvements).

The servicer would need to be licensed in the state where the property address of your loan is located.The servicer will perform all the same tasks as the Full-Service option except for the skip tracing and borrower calls.

Because I want something small, basic and simple I know there are options out there that are free.

It seems to me that based on neighbors and other peoples experiences with them, they will specifically target and take on people with criminal records and pets who don’t have a lot of options on rentals.

Thanks in advance for your help.Depends how AGGRESSIVE you want to be - and whether you’re looking for a long term solution or just an immediate one or two time solution.A short term possible once or twice solution would be to write up a 6 month lease with a cancellation option after one month at the pleasure of the tenant.