The market is super saturated and Disney and other big players are building more resorts. 

@Justin R.I have no experience with them personally but I listen to the Old Capital Podcast and those guys even to know a lot of the players and other active lenders in the multi family space.

Just sayin.and if you are in Clark county and want to see some action go to the annex next to the courthouse on Fridays at 10am and watch the trustee sales that's were the players are..  

You will also have to pay to maintain your license.I doubt that this would hold back a competent and ambitious investor, but depending on the market you might realize a teeny bit of difficulty with disclosing  your license if you are buying/selling your own properties.

And if I make my offer such that it cash flows after I move out, my offer is too low to compete with any other buyers.

DFW is pretty competitive and there are some big operation wholesalers here to compete with, but its a great market to invest in if you can find deals where the numbers make sense.

Secondary and tertiary markets will help you ensure you're not competing with so many people that are willing to take a worse deal than you are.

First you need to analyze the surrounding area of your competing properties and determine what they are offering vs what your subject property is offering.

Reaching out to the City to see the number of new construction permits, evaluating the area infrastructure, state of the market economy, determining whether the major industries players (aka employers) will remain intact due to Amazon effect, etc.My best!

Run your credit report, take it to a competent mortgage lenter and they will tell you what you need to do.