Technology provides the information that is available to you to help evaluate markets at a 60K foot macro level but it does nothing to help with the nuts and bolts of managing a rehab project from out of state and making sure that you have the right people in place that are going to get the job done and not rip you off.

I'm looking in Las Vegas and with all the houses turning into rentals I thought an HOA might give my house an extra edge in value preservation and/or appreciation.Am I nuts, or does this make sense to others?

do some research into brazil. there are a lot of developers offering cheap off plan deals with all kinds of guarentees. the benifit is you may be able to buy 2 or 3 at pre build price then sell for huge profits after construction.

Yes, I have seen the mechanics and nuts and bolts with a team layout to make your dream work.Sometimes 'the mesage' in any experienced guru/coach has to be translated in a way that is unique to you and at the right time where you are ready to absorb it.   

Given your commute and this market, a 3-4 unit building isn't going to cashflow enough to cover your whole "nut", you're going to have to come up with money each month."

@Russell Brazil that’s the problem I’m having there saying that the home that I sold 2 streets over is 2 old now to compare to my new home

Thank you @Russell Brazil.

@Russell Brazil thanks for the suggestion!

If these weren't deals with a lot of title issues to be resolved, that's just nuts.  

@Russell Brazil what about when it is sold to a 3rd party by the lender.