Across the bottom from the garage end is the kitchen/ living room, bathroom, linen closet, bedroom with "master bath"- which is tiny.  

Fred@Fred Adadjo:Good afternoon: I am sure you could find a prospectus that someone else produced and use it as a template for your narrative.

SupplyLas Vegas is unique because it is a tiny island of privately owned land in an ocean of federal land.

Maybe in the 500k - 1M range and build up a track record of producing results and profits.

But that's a tiny tiny fraction of overlap.

Capex is based on the property and what it NEEDS to produce.  

A well-managed property produces a much greater return than the average investment property.Buy "Every Landlord's Legal Guide" by NOLO.

Planning is key here to determine your estimated income and how much gain or recapture each property may produce.

Where can you find a property that produces a positive return in that scenario?

In appraisal, there are generally 3 approaches to value - sales comparison, income, & cost.sales comparison approach is typically best and most reliable for residential real estate (4 units or less), income approach becomes more reliable for commercial properties (5+ or more residential units), and cost approach is better suited for newer builds, unique, and/or income producing properties.