Employer Trend: Correct me if I wrong, but isn't the gambling industry (and all its subsidiary business units like entertainment, hospitality, etc.) the largest employer in Vegas (most likely followed by construction and then the convention industries)---if this is the case, the industry isn't known for employee enrichment/income advancement.

This makes me think that it might be hard to get a conventional loan.

But getting a long term conventional investor refi loan is tricky and costly in my opinion.

We have applied for a conventional rehab loan.

Because of this, I would be able to get conventional, homeowner financing if I wanted to.

Many times the deal could not be sold to a retail buyer who needs a conventional loan.

the property you purchase to sell will be inventory and hence all will be taxed as ordinary trade or business.

There is just a lot of inventory in the area, and things are slow to move.

It is the convention so something tenants expect.

well if you're trying to acquire conventional financing, the subprime market is all but dried up completely.if you've got good credit and some money banked, you'll be fine.if you've got bad credit and no money - forget about conventional financing.