I'm also curious as to what the cost difference between doing just the upper floor compared to both the upper and main floor.

Commercial property loans are notoriously more difficult to see through compare to the residential loan.

Unfortunately, it's hard to compare returns with other     investors because everyone uses slightly different numbers in their analyses.  

I've been doing traditional buy/hold traditional investor for several years and I have little desire to continue finding  another12 month or "long term tenants".Observation #1:  Niche marketing.I've been want to to market to a specific clientele or target tenant (without violating discrimination laws).   

You might want to compare this to leaving the money in the bank, or a CD, where he will be less than 1% interest.

Do your offers go up compared against the 70% rule? 

So I quit mailing all together to the "traditional lists".  

Many listed properties have an asking price not supported by the property's condition.To make your determination, you need to do a full analysis to see if it matches your criteria, including your expected ROI and cash flow potential as well as the comparable recent sales.

Howdy Brooks,Also just starting out on this RE journey as well.Ideally I'll be looking at duplex or 3-4 unit properties as well; my research thus far is showing that these are pretty few and far between here in town at this time.Would be interested in comparing notes on that.Also I'm in the mortgage biz and am familiar with the 203k loan. 

I meant to say that Las Vegas is not as landlord friendly compare to our states.