People say the tax and cleaning fees eat into your margins but looks like everyone charges the renters so I dont see a problem there.

in tight markets like Vegas folks are just not going to e mail you or call you with deals that make you 30 to 50k out of the goodness of their hearts.this is a dog eat dog business never forget that.

Ask for best an final and set a deadline.Hope for a little more from the cash offer and then accept it unless 1 and 2 go up in offer significantly making it worth taking the risk they fall out of escrow.Cash is and always will be king unless the difference is too much loss to eat.

@Franky Juwana @Bill Hinshaw is right, that's a big renovation for a first time, and if you're financing any of it, because of the extra time it's going to take you your financing costs are going to eat you alive.  

You will need to leave them something to eat and drink when they get there.

I will still be green although this one will be much tighter.  

The problem with only flipping IMO is that there is no residual income, as soon as you stop so does the money not to mention taxes eat up a small chunk of the profits.

Also for local hard money I might suggest  @Bob Green  I have met with him personally there in Chicago.. he knows the industry..

If you only have $10,000 in equity, and it rents at $1,925/month, I'm willing to make a guess that you don't have a choice...your closing costs on the sale are going to eat up that equity and you may have to pay to get out of it.Your mortgage is at a good rate, but that's a tough position to be in.

Cut all expenses, don't eat out, get a raise at work, get rid of fancy cars, borrow against a retirement account, look for private money.