I'm intrested in the vegas market also I like it there and well I am a poker guy also.

If he takes you to court, that's like sitting down to a game of poker where the other person has seen your cards.

Otherwise, you can get overly conservative and talk yourself out of an otherwise viable class-c investment.Personally,  I elect to treat is as the "anti-up" cost to enter the poker game and thus my ROI is an actual year/year result.

Certainly there are examples of people who end up being successful but there are examples of people winning the lottery or poker players drawing out to an inside straight. 

Not unlike poker, you want to make decisions that bend the odds to your favor, jumping in and blindly buying just because you want to get that first investment under your belt does not stack the odds in your favor.Being young, this is the time to make mistakes and learn from them, but it's also the time that will be most difficult to recover from mistakes. 

The seller had owned it since 1949. 4 Units 1BR/1 bath each (these are true 1BR units, not walk-through or "shotgun" style)3 units currently rented at $525, $525, and $550/month1 vacant unit that's turnkey and we have listed for $550/monthThere is a detached garage that should rent for at least $50/month.Gross income = $2200/month, $26,400 annually. 1% rule = 1.19Sales price: $179,900Seller put $3,000 toward closing costs and credited us $4,000 for a handful of minor repairs that came up during the inspection. 30-year fixed rate mortgage at 4.25% with 25% down ($664/month)2016 Taxes: $2,009Insurance: $983/yearTotal PITI: $913ExpensesWater, Sewer, Trash: $218/monthVacancy & Credit Loss: 5%Property Management: 10%Maintenance & Repairs: 15%Total Expenses (w/out P&I): $1127 (52%)$2200-1127 = $1073 - $664 (P&I) = $409 cash flow/monthCash out of pocket (inspection, down payment, closing costs): $45,981Estimated cash-on-cash return: 10.67%This isn't a screaming deal by any means, but it's a solid base hit that gets us "in the game". Rents

Much like in Poker. the most important rule to winning is you have to "stay in the game".  

And the game really starts.

Last 5 years I've been a professional online poker player, and still am.

I'm currently a poker dealer in NEPA but as of 06/03/19 I will be living in Peabody MA and working in Boston.