Prior to this I joined a seminar which opened my eyes to real estate and stuff but it cost me 5k, so that added to my debt.

That is why there is mounting support to reform AGI as it no longer makes sense compared to why it was put in place.John Corey

If LTV remains below 70% or 75%, how much higher are hard money loan interest rates and closing costs as compared to conventional loans?

If you buy a property and there is a tenant you are buying the prior landlord's screening process.

Why is it in a market where you fight to overpay for property that real estate investors crawl out of the woodwork to start buying (like 2004 and 2005 where investors were content with sometimes less than 7% ROA) compared to the now very soft market when seemingly every investor I know or meet sits on their hands avoiding the best buyers market in years??

This is a prior foreclosure.

No prior experience with it other than home ownership.

there is really no other city to compare vegas to in terms of characteristics.in my humble opinion, many so called experts do not take the tip/gratuity income into account.

You can delete or edit a prior post if you need to.You can not do much if you are a tenant with a lease option.

Jim,:welcome: to BP.As a returning member I would expect you can step back into your prior personality.Maybe you want to add s short version to your signature so people will be reminded of the old name.