I'm buying as an investment and the reason I pursued this particular deal is because it's one of the only deals, if not the only deal, in the Bay Area where the numbers made sense in my target price range.

Probate leads with hand-written envelopes; hand-written yellow letters to targeted mailing lists should be affordable and high value.  

What are the best marketing methods to target sellers in Las Vegas?

You are the type of owner that many BP investors target for potential acquisition...inexperienced, out of state and not involved.  

Your bank statements then provide a quick and easy way to gauge net cash flow by property.My apologies if this is not on target.

Or did you just let the photos & description target the audience for you?

You might want to chat with your family and really research neighborhoods first and try to pick certain areas as key targets first.   

We left exterior paint and window as it is..Our math suggested that we will reach target ARV even without exterior work, in hindsight we were right :)

So again I love Jerry's suggestion but I would just target counties that are old school and not publishing online.

What has work for me in the past is just picking a few target zip codes pulling how many cash sales are in that area then deciding if It would be a good area for me to farm numbers and start calling around to gauge motivation!