I have taken to Nevada real estate license exams more then I’d like to admit and have passed the state my never the national.

Traction REIA is run out of Virginia and has won various national REIA awards, Tom Zeeb, runs that REIA. 

I would like to have a national QSR brand as one of the tenants.

A good chunk of houses here do use their domestic water for irrigation bc they dont have water rights to the canal but that can get expensive (even though we have some of the cheapest water rates in the nation) and not applied to this rental. 

Best yet the family that rented from me works for a national window company and installed new windows for me (free of charge).

Heck, it's not easy in most major cities across the nation (a lot of investors are looking at the mid-west for the best cash flow).If you are considering doing flips (which can raise cash quickly if you follow the above) and then take the profits and invest in buy and hold properties, you may do better by looking at the secondary cities in the state. 

https://www.housingwire.com/articles/49421-bill-eliminating-va-loan-cap-signed-into-lawThe Department of Veterans Affairs can now back loans that exceed the conforming loan limit, as a bill eliminating this cap was signed into law by President Donald Trump on Tuesday night.The Blue Water Navy Vietnam Veterans Act allows homebuyers to borrow above the 2019 limit of $484,350 for most counties without any down payment.[...]The move comes after a decades-long fight for veterans to receive health care benefits for diseases related to Agent Orange exposure, according to military.com, which said the bill will “fast-track disability compensation” for as many as 90,000 affected former service members.In an earlier draft of the bill, the cost of these benefits were to be financed by raising VA loan fees 0.35% to 0.5% for non-disabled veterans, according to military.com.But trade groups like the National Association of Realtors lobbied against such an increase, and lawmakers opted to raise the loan cap as a way to raise funds to support benefits instead.Huge for the San Francisco Bay Area, Oakland, DC, LA, San Diego, and other high cost areas of the country.

Just as there are many events in the annals of history where gold outperformed real estate, there are many more where real estate has outperformed gold, and on average the national real estate investment market has outperformed gold historically.Also, one thing a lot of people don't pay attention to: when gold appreciates, it's strongly tied to a devaluation of paper currency.

Multiple competing . national banks are offering 80% heloc including 5/3, Citizens, Wells and PNC. 

Feel free to shoot me a message if youre interested in a national general contractor firm that is well priced and specializes in this type of work for large scale apartment buildings.