But you will have shorter loan terms, balloons, ARMs or some combination.

I can't tell if Clark County is just education, or has the additional deposit safety net:http://www.housingconnections.org/index.php?

The area has seen increases in home prices and rents historically because of the ease of access to public transportation and highways, good schools, safety, relative low taxes and proximity to parks.

Was it arms length or was it a distressed sale?

Also, if they did, the funds from the end buyer being used to fund the short sale transaction would be a screaming violation of most arms length affidavits/no side deal affidavits required.

You can literally get 100% of your purchase+rehab+misc costs funded this way and keep your cash as a safety net.

Upgrade would cost $1500, plus $650 or so for a venting range hood, which would be rolled into the purchase price.As a tenant I would prefer it for the utilities savings, and as a landlord I feel saving on utilities may be incentive for tenants to stay longer, but is there added safety risk?

It's true that numbers don't lie, but they don't always give you all the information that went into them, either.For example, do you know for certain that the high comps were arms-length transactions?

Depending on how long you plan on holding, you may be able to get a loan with a small down payment and a low interest rate in a 5/1 ARM.Call around to your local banks and credit unions and see what type of rates they can offer on ARM's with the lowest down payment option.Me and my business partner found a CU that would offer 2.99% with 5% down on a 5/1 ARM, and we are co-signing on the lease.May be a potential option for you depending on what your goals are.

That 'light switch' looks like a safety on/off switch, not necessarily intended to control temperature.