This is our bare minimum lending criteria.The good news/bad news for you (mostly good news) is that Nevada is easily the most restrictive state in the union to make a hard money loan.

My point is, the seller did this the day of closing, did not tell me, barely gave his attorney enough notice and we still closed on time.

This seems like your walking down a gravel road in bare feet--Ouch, ouch ouch.Do they have to sell, if so then they will.

We do our research and find out that the bank is barely halfway through their foreclosure.

Right now you are living a frugal life style and keeping living expensive at a bare minimum for your age and situation which is great (I wish I could do the same haha).

Having cash in hand versus a property that barely cash flows is a better way to scale.

Rates are not far above conventional.  20% down would be the bare minimum. 

There are (a lot of) days when I'm barely able to get around my own house, let alone go out and see other properties. 

Puerto Vallarta is barely mentioned in the report while Playa del Carmen deserved a few lines: "In Playa del Carmen, a coastal resort town along the Yucatán Peninsula’s Riviera Maya, a three-bedroom apartment is priced at US$ 460,000.

@Morgan Klein For distribution, you can have one or more per LLC, and that depends on multiple factors:- property class - you might not want to mix A class property with a D class property in the same LLC, due to different tenant level- cash flow - you might want to keep your cash flow cow separate (and alone) from the ones that barely produce (and can be combined in one LLC till they start "producing")- equity - you might want to keep the one with large equity in its own LLC while you can group the ones with little equity in another LLC (let's say you have one with 50K equity in its own LLC and 3 other each with only 10K in another LLC, till their equity grows to your risk threshold when you move them out in their own LLC).- number of units (in the case of MF)- location of real estateThe investor has to decide what mix is optimal for their situation.