My target as of now is the general Las Vegas area.

I'm starting to look at Reno/Lake Tahoe which is about a 4 hour drive and Las Vegas but my goals are different from yours - I would buy this house to rent out and in the future, move into it as a primary when I decide to retire/semi-retire (Nevada has no state income tax unlike CA).

I had purchased one of these "Legal Packages" to hide your assets from Anderson Advisors in Las Vegas back in 2018.

Unless you have an STR-friendly HOA in a tourist hotspot (Honolulu, Las Vegas, etc...), I personally don't like properties with HOAs if your plan is to run them as STRs.  

It's worth noting, however, that in the long term, housing markets with abundant vacant land can significantly increase their inventory if policies and economic conditions favor builders.In markets like Las Vegas, where undeveloped land is limited, and population growth is strong and steady, housing inventory will continue to tighten.

I'm looking at Nevada, either Reno/Lake Tahoe or Las Vegas.

Oops I see you are in las Vegas

It may be only a matter of time before we see the Salt Lake City / Las Vegas Guru marketing companies entering the “guru” syndication field. 

can't" usually means there's something they don't know or is not being creative enough, I'll plant a seed that I received from my CPA that I won't butcher because I'm not a CPA.

Las Vegas properties offer a uniquely advantageous investment landscape, from low property taxes to manageable maintenance costs.