The economy continues to be strong with good job and population growth plus new construction starts are still well below normal.

Your area is extremely populated so don't worry so much about the month or two in between doing the renovations and finding tenants.

To be successful you likely will need to sacrifice some things other states take for granted, but long term you can create units that have low vacancy and lots of desirability due to our states large population and demand for rentals.

I think you’ll find...Las Vegas has very low property taxesRelatively cheap properties prices are still below 2006 pricesA much newer average age property 20 yers is old 40 years old is ancientLow maintenance landscaping, no mowing or major treesAlmost zero weather related problems, floods, tornadoes, snowstormsLow maintenance stucco siding, very low maintenance tile roofs, concrete driveways instead of asphaltNo state income taxFastest appreciating property and highest rent increases and population growth in the US last yearStable/increasing property values, housing values in Las Vegas have only fallen over 4% once in it’s history.It’s pretty much the best/only choice for California investors that want to go out of state but in driving/very short flight distance. 

As a general rule of thumb the statistical majority of the population of the US does not need a family trust just a will and perhaps a POA, etc.

Because many of them are dead broke and up to their eye balls in debt just like the general population.

Most 'student housing' is located directly south or directly east of campus within immediate proximity (there is also a location to the west, but it is not as populated with students as the southern and eastern locations).

Military & DODIn Montgomery, the military community contributes an estimated $2.6 billion to the local economy annually and represents 68,473 people (nearly 20% of our population).

Especially with the high costs of real estate within already existing high population areas. 

One particular website named Baltimore one of the worst cities to invest in...I understand the population is declining and a lot of the neighborhoods are distressed, but things like 5g and a growing tech industry are going to make the entire city come alive, right?