Take photographic evidence as much as you can regarding the lease violations, pets, smoking, ect but it sounds like you will have an eviction on your hands for non payment of rent.

It's in a transitional area, lots of activity and some really nice remodels selling well within just a couple of blocks, but there is a halfway house across the street, an abandoned property a few doors down, and there was a break-in at the duplex when the unit was vacant.I'd like to increase the curb appeal and safety "feel" of the property by adding some outdoor lighting.

RENT: Know what the completed property will rent for - rehab should include amenities to maximize rental appeal for the location3.

I am considering some joint ventures on the following terms:Investor put up the cash for a downpayment and cap-ex/vacancy fund;obtain financing in both investor name and my name (or corporation); create JV agreement that protects investor downpayment and initial contribution;I manage real estate;Net revenue split 50-50; andNet equity split 50-50 after initial investment paid back.I have not had any luck with this yet and wondered if you all have any opinion on restructuring this to be more appealing to investors and/or better for the venture.All comments are helpful and thank you for your time.R

@Matthew Smocovich if you find an area you like and the current on market properties seems to be appealing/relatively close to your desired purchase price then maybe consider doing some marketing direct to owners. 

LV has some very transient areas and the although the low purchase prices can be appealing, they also tend to come with low rental prices.

I get that you can potentially reach a lot higher faster by constantly utilizing leverage on your different properties equity, but getting to the place where you are mainly using cash is really appealing to me.

It may also make your units less appealing and add another layer of management.

Thanks for the resource @Wali Oliphant, the idea of guaranteed money is definitely appealing.

To answer your question, even though investing in real estate is appealing to some, it's not appealing to everyone.