JVs will almost always be far more productive than VAs.

You may want to check the laws on STRs in North Las Vegas:  https://www.cityofnorthlasvegas.com/business/short-term-rent...Where are you getting the "numbers" that show it's a good investment? 

More people are off, but will they be busy and the listing get lost in the sauce of festivities?

@Mark Enis this is ENTIRELY dependent on the loan product you are using. 

My business partner and I have 16 doors in California. 

The main thing I’ve learned is leads are the lifeline of any business. 

My last trip out I went by some of the product and while the area is really cool I think quite attractive the lots very large and the homes pretty large.. the build quality for 900 to 1.3 or so was just about what we would see for starter production stuff out our way..

Regardless of the real estate type, I think it’s more productive to just make $600k a year in your job and get some great properties in great locations, enjoy the tax savings, and let time do its thing with appreciation and mortgage pay down.

But its seems like these products are imaginary programs that people have heard of but nobody has actually done one. 

Have you thought about applying for a 0% interest rate, 12-month credit card such as the Ink Business Cash® Credit Card?