Also, just contacted Ken Rishel of Rishel Consulting Group (via John Fedro) about requirements vis a vis compliance and legally seller financing in light of the new regulations.

I like using Arvest as a reference on how difficult it may be to get a loan as they can be pretty strict and if they will give you a loan really any other bank will likely give you one as well.  

It is strictly about networking with other investors. 

It is a condo so I have rules and regulations, tried section 8 and no bites yet from reliable tenants.

Buying smart and making money off the purchase for you would be running your numbers and strictly knowing you will cash flow.

However, I understand there are many issues with rentals due to regulations in the city of Las Vegas (including most of the housing market for SFH being tied to HOAs which explicitly do not allow for short term rentals (those less than 30 days).

I STRONGLY advise you to talk to a lawyer or sheriff or maybe someone down at town hall because some cities and towns have strict requirements that go even further than the state law.

My wife and I (both veterans) have had three properties that we have turned into rentals in the past but we have strictly used VA backed loans to accomplish this..

I generally stick to strictly wholesaling, but the more I learn about terms/owner financing (especial 0 down 0 interest) I realize I've been missing out on a lot of deals.I appreciate all of your responses ahead of time.

Good example of well-intended regulation with an unforeseen side effect.