I expect to offer to keep the rental rate the same based on the market, but know when I was a renter there was always an option to go month-to-month for a higher price. 

I would assess the risk based on the title search.

I would have to agree with all of the people that have replied to your post, and I think you may be  referring to other people's money" There is a reason that they are called private lenders, their qualification approval guidelines are based mostly on the amount of money one puts down.

We obtained lists of owners in the desired locations and began reaching out to them via phone.

I have been speaking to the folks at Hamza Invests and they are confident that it can be delivered for much less based on my land costs but I don't want to fork over the money for their program and find out my instincts were right. 

*Most* of the time it is better to start off investing someplace you know intimately than picking cities out of a hat based on statistics you read on a screen. 

I’m tired of all these gurus trapping my phone number and email.

You can show homes, prepare them for listing, and work the phones where no one will know you are 18. 

Her office is based here out of Gainesvillle. 

U know investors go for paper returns with no thought to tenant base and RISK.. no different in Vegas than in any other market.