Based on the numbers you provided, your cost of capital is higher than your best case cash yield (cap rate).

. $40,000 including closing cost) under my wife and my name since we will be living in 1 unit and rent the other unit out.

The roof can last another year or so but then will cost about $20k to replace.

I've been contacted by a few victims, not an easy choice, even sharing litigation costs, you have a difficult to enforce judgment.

That was an unintended side-effect.  

They may have higher insurance, maintenance, and/or property costs than you would - or maybe not, but I would double check their expenses if part of your hesitation is around the expense ratio.

You also have closing costs as well as capital gains.

Our initial goal was to aim for 100+ keys to reduce the cost per key and better achieve our ADR and occupancy targets with aggressive marketing towards our mix of commercial and leisure stays.I'll send you a direct message later today and would love to discuss this further at your convenience.

The key is buying properties significantly below market value, keeping costs low through self-management and maintenance skills, and taking a long-term view to build wealth through forced appreciation and equity capture over time.

See the 2020 aerial view below.Very little undeveloped private land is left in the Las Vegas Valley, and desirable areas cost more than $1 million per acre.