At the time Las Vegas real estate prices had already bottomed out and risen about 30% - 40% off the crisis lows. 

Like you said, I'm thinking of doing something in the 65k range with top to bottom rehab so that I don't have to worry about capex and maintenance costs as much.

Bottom line is there are several options that may work for the current owner, I am just making sure I have all of my ducks in a row before I get blindsided by something I wasn't expecting.

I want to see if all of Real Estate investors think wholesalers are bottom dwellers, or can wholesalers be a huge asset for other investors?

My property is a single family house hack with a huge backyard where these tenants live in the upstairs part of the house and I live in the bottom part with my girlfriend.   

When I met my wife 3 years ago her and her mother were viewed as being at the bottom of the totem pole and also at the bottom of economic achievement and wherewithal.

@Krisleigh Hoermann great opportunity to raise the rent to market and add to the bottom line

IE what looks best on paper.. and forgetting that the market prices for risk.. you go for the higher cap rates your taking on greater risk should be no surprise there.. we see investors from low cap rate markets go through this learning curve all the time.. so with cap rates at 4 or 5 in those same markets I suspect the issue suddenly go away.. its the quality of the asset and the tenant base.. bottom line.. throw in city rules which can be researched up front.. 

My experience with paying the $750 is that you don't stay at the top, but at least you don't fall to the bottom.

Bottom line, it’s all a negation.