As a side note this is so common in Texas I left that market .. virtually every flip that we did with an FHA loan did not appraise and of course the Buyers were either unwilling or more to the point did not have the money to come up in price.. so as a seller you either grin and bear it or you cancel.. 

Just because an HOA has a large number stated on their financial report as "reserves", has very little bearing on the ACTUAL long term financial health of the HOA.

Landlords wont bear the brunt of the costs, tenants do. 

However I still very much like Vegas for some of the best if not best tax treatment all around in the US  and desert conditions IE no snow or hard freeze generally no soil issues  massive thunderstorms that ruin roofs etc etc.

Hi Ashley, Isn't the car thing a bear?

Regraded backyard soil.

Most of the small multis that are close to the clinic are either not in the neighborhoods that you'd want them to be (as a lot of neighborhoods relatively close to the clinic are still not great) and/or the ones that are in the neighborhoods you'd want them to be are priced rediculously (i.e.

What kind of soils do you have?

Is it waterfront on piers or just sunken piers on land instead of foundation because soil is rocky?  

@Jordan Moorhead Wow, I am not in your area but this looks like a bear.