State law in regards to real property, county use changes (Commercial allowed to have an ice cream shop or does that require a mixed use?).

By using your money, you assume the risk, but you also shave a good amount of money off your project. 

I'd much rather get a long term lease in place even if I have to shave off a few dollars and get that security.  

Room rentals are not necessarily going to draw the cream of the crop as far as tenants go, butyou don't need Cut throat Charlie sleeping 10 feet down the hall with his huge butchers knife.Just one of many: https://www.reviewjournal.com/crime/stabbings/roommate-argument-led-to-stabbing-las-vegas-police-say-1530454/Good Luck!

@Derrick Montelongo congrats on the first house and way to shave 60% off your rent!  

Or should I be attempting to underbid on the market slightly to add a little more cream on top? 

In markets that have no Hedge funds or other large well capitalized investors maybe.. so that's one thought.. there will be a price point were big money just jumps in and takes the cream right off the top and will pay more money than the average investor just based simply on their cost of capital and their scale.We are also starting to see the foreclosure rescue companies fire up again.. although highly regulated and illegal in many states the way they do business.. they will cream a lot of inventory before it gets out to the investors as well. 

Also, it helps the cream rise to the top. 

Have you heard about the facebook group cream. 

I am considering getting my Broker's license so that I can shave down closing costs when buying a rental property.