You can not build that product in Summerlin so it would have to be on the fringe and the same is true in most areas of Henderson. 

Skilled and educated working Americans had jobs providing numerous fringe benefits, paid vacations and pensions.

Quarterly, the C Corp pays the properties' owner (the LLCs) the excess profit.The C Corp give me fringe benefits like wellness plan that reimburses all my out of pocket medical expenses, vehicle mileage use, etc...I could also use that C Corp to get W2 income and contribute to a Qualified Retirement Plan or I could just choose to lower the management fee to just balance the expenses and make a minimum profit to lower taxes.In your situation you are looking at a partnership.

Your best shot is going to be the fringes of these areas like Portage Park, Little Villlage, McKinnley Park, Etc.

I do buy in C- or D plus areas (I try to buy on the fringe of these areas, so next to a highway or the corner of "the hood") , so in large part my properties won't appreciate a great deal, they are strictly a cash flow play and I intend to keep them forever.

Unlicensed brokers, acting as fringe operators skirting the laws have nothing to lose.

I think the fringe neighborhoods where, for example, Bernal spills down toward the freeway, are interesting.  

I know the area (I worked for a number of years at U of Penn, right on the other side of the VA hospital) where your home is located is on the fringe and the homes in and around Kingsessing won't command the selling price that a house located in University City will. 

Investors are wanting to invest in class B or class C-on-the-fringes of B and upcoming, and that's really a street-by-street thing in Indy. 

You have to go to small towns and fringes to find favorable returns.