We believe that the reason C class properties were disproportionately impacted by the crash has to do with the job sectors in which the different tenant pools worked.Class C properties in Las Vegas generally rented in the range of $450/Mo. to $700/Mo. and were largely occupied by construction workers and hourly service workers.

Right above the text box where you type your post or reply, there is a small rectangle with what looks like a mountain range inside (see photo below). 

Previously I was looking at 100-150k homes, but I have not found any in that range. 

Clearly, the septic system is part of that.You'll get a large range of opinions regarding the frequency of required cleaning.  

We expected the ARV to be $125- $130K, possibly $135K, and we had five contractors come through, ranging from $20K - $35K.

I have been reading and learning as much as I can via books, forums, podcast, etc but I am stuck on the one thing that is stopping me from getting started - Financing I'll be honest - I don't have the downpayment, I only have a HELOC that I could use in the range of $200k - $250k.My goal is to generate income of 2-3k/mo.What advice would you give to start ?

The most they will give me is $24k, which is not enough for the land that ranges from $40k-$95k.

I’m looking to buy my first MFR property, and the only ones I found in LA County are max 3 units with prices ranging from $400+.

Let's say that 0.5% rent to cost advantage for the cash flow (i.e. if using today I would claim 0.7% to .75% is not too hard to obtain in San Diego (in fact I am closing on one right now in that range) and suspect Midwest large city not war zone maybe can get 1.25%.  

If that's the case and you're in the $295k range, have you looked in Thorton Park/College Park areas?