But looking forward to creatively doing it going forward versus conventional.

On a Hard Money Loan you can close pretty fast 7-14 days without an appraisal versus 30 days on a regular loan.

Then you get to what is advertising a deal versus advertising a company.  

This is important because you should have an idea of which locations you'll be able to cashflow a property versus the neighborhoods where it may not be about a positive cashflow it may just be about reducing your mortgage by having tenants.Bottom line- Start your journey by researching the market before you move there so when it's time to pull the trigger you'll be making smart offers

Nevada is a unique state in it has a lot of hoops to jump through for Hard Money Lenders to lend in (versus much less regulations in most other states) - not impossible to find by any means, but Nevada is going to limit your options

3. would it help to tap into the equity as an LLC versus individual if your credit is not great?

Bob,You might want to re-think that plan if you are going to use a HELOC versus an actual cash out refinance.

When you refinance I would look at the 30 year options and simply pay more each month when you can versus being obligated to pay more under a shorter term.  

Versus in the new era, where I think the buyer pays similar to what they are paying, the buyer's agent takes less, and the seller ends up keeping more.

When margins get smaller and smaller it's almost better to buy and hold with some equity built in versus the large costs of a rehab and sale.The key with flips is looking at move up homes.