That's probably the best option.

Is my easiest and best option to create an llc in Nevada?

Believe it or not you can take too many deductions today if you have the option to defer them.

Landlord provides tenant (at tenant's decision) the option to limit potential damages by agreeing to pay 2X rent as lease break fee".

Apparently sales happen so fast that waiting to meet within a week is not an option and that buying on line is preferable, because sales happen so fast..  

I tried to find a simple way to do it by searching for a website or app that has all the options listed and matches them to me (think Tinder for investors and PMs lol) but didn’t find one.Do you all know of an app or website like this (for the USA)?

That option has been a godsend.

So we have a couple options that we're considering as we have access to both NV and TX markets that we would love some insight on:1. 

Usually* less capital involved but you do need to be more careful on your exit options as far as lending for your end  buyer goes.

It really depends on how much capital you're working with.Chances are, unless you're going out of state and doing some work to force equity, you aren't cash flowing with 20-25% down.That's just not the environment we're in.If you have the capital to buy cash, do some renovation, and then do a cash out refinance, there are options out there.