If you negotiate land value and an experience investor comes across your deal he will try to knock it down in pricing due to having to improve the land and you wont have much a deal in your hands. 

However, the old investing adage says, "You marry the property, but you date the rate" meaning that eventually you will likely have an opportunity to refinance again at a lower rate to lower your payment, pull out more cash to work with or BOTH and as a result improve your cash-flow situation.

I have worked other jobs, such as retail, factories, and other unrelated gigs. 

If it was me, I'd do the best job I possibly could while they're gone, and ask to help out more in the future if they were open to it.For now, because you're not going to be able to predict the upcoming months, just decide on an hourly rate and track your time.

Nevada landlord friendly, low taxes, strong job and population growth with Tesla, Google, Apple in the area.

Cool opportunity you have their the most important dynamic to your deal is the NOIif you have a manager it does show a professional approach to managing the asset but that does not mean value will be more because of it.So to show more value you would need to add value to property tenants by improving the property in such a way that it increases the rental revenue to increase the value also depending on how you structure the deal upfront and the financing can play a key part in getting this deal the max value

First job-cross off anything that is not in the plan.Design and PlanningPermits and InspectionsDemolition and DisposalFraming and General CarpentryElectrical WorkPlumbingHVACInsulationDrywall and FinishingPaintingFlooringCeiling InstallationInterior DoorsTrim and Finish CarpentryLighting FixturesBathroom FixturesKitchenette/Cabinetry (if applicable)Countertops (if applicable)Appliances (if applicable)Hardware and FixturesBuilt-Ins and Custom DetailsCleanup and Final TouchesContingency (for unexpected costs) --

Do a 30 year loan no buy down and hold until things improve, try to get as close to no points as possible.75% LTV for NonQM again the lower of the two numbers.

Most people who invest in real estate have a 9-5 job that allows them to get mortgages to buy rentals.Can you find a job that pays more that may be related to real estate?

Improved cashflow and improved NOI