U only have to be burned once when title comes back 3 days before closing ( which can be very common in abstractor  states ) only to find it title is buggered.. title companies and closing attorneis may have their process's but a good agent just lets them know this is how escrow is going to flow.. they will wine but it cost 200.00 for a title search and we dont want to spend that until we know we have a closing.

U guys earn every dime you get and when I read about Jorge ( cant remember the company) but knew the bizz model.

Nope I do not intend to do any business of the lending variety in Vegas I only do joint ventures there. 

U can target any real estate  although its quite robust for what your looking for.. we go for land and development land for the big money plays

Explore creative financing like seller financing or joint ventures.

Fannie Mae will allow you to transfer the deed to an LLC if you decide to try to go the conventional route, but the loan would still be in your names and you'll need to pay a title company a second time post-closing to do this  for you. 3) I can't speak for the area so no comment there4) If you're self managing, make sure you find vendors you can trust in the area since you won't be able to easily verify if an HVAC guy, plumber, etc. is trying to rip you off and tell you to buy something you don't actually need. 5) Make sure you have clear alignment of goals and a clear operating agreement that spells out what to do if those goals start to not align in the future since you'll be jointly obligated to these properties. 

Instead, Use a partner in a joint venture. 

My parameters were that I did not want to add more than 2-3 employees, I did not want to give up control over the u;to are yes - no investment decision, and I didn’t want my position to become a full time job.  

If you have a RE attorney and mortgage broker then I am assuming you are using some type of joint venture or participation agreement to outline who gets paid what and who is in what position as you tranche the loan.

If there's a family member or friend in a similar situation, and you can both align on the initial plan (location, home type, price, usage/occupancy, etc) you can pretty easily get a co-ownership agreement in place and even a joint mortgage.The benefit here is it might open up your ability to buy a larger place in a nicer area which could lead to a faster rate of appreciation and overall better living environment.