The problem with your don't buy Las Vegas belief and re-peating over and over, is that it is not correct when comparing the actual numbers.

Buy with hard money at an increased rate, refi with a traditional in 6mo to a year.

Is interest rate on financing also traditionally higher for investment property?

A local realtor can run a CMA (comparative market analysis...

You also convert a traditional or regular LLC to a "Master Series".

I've done a traditional loan to my personal name and I've done a straight commercial/business loan (5year) to an LLC for a multi family but I've never pursued a fixed rate longer term note to an LLC. 

You can do anything from traditional mutual funds and stocks to buying real estate and businesses with your money.

I think the only thing that would be comparible is maybe the military.

If someone has spent 2x the amount of time (compared to the alternative) and have been awful all the time, then they are twice as awful as your alternative. 

After Repair Value /Comps - Provide comparable sales data that confirms your After Repair ValueRepairs - Provide a detailed estimate/scope of work of the repairs that you are planning for the project.Loan Terms - Provide the financing terms (interest rate, points, holding period) you have budgeted to pay the lenderHolding Period - # of months it will take to rehab & resell the propertyOther Costs - Provide a breakdown of other costs (buying, holding, selling & financing costs) Profit Margin - Highlight the total profit & profit % you have built in the deal.