As a result, investors will have to weigh the pre-payment flexibility of a floating-rate structure against the cost, he adds..TD BankThe choice between fixed-rate and floating-rate loans hinges on the borrower’s investment strategy and circumstances, points out Gregg Gerken, executive vice president & head of commercial real estate at “If an investor plans to sell the asset in the near term, they may opt for a floating-rate loan and put a cap like an interest rate hedge on it to take advantage of the current low rates with some upside protection for the future,” he said.

Sellers won't sell until it makes sense for theirhousehold circumstances and budget.

UNDER NO CIRCUMSTANCES ARE YOU TO WORK WITH THOSE LENDERS. 

Yes HML is an avenue to pursue, but there are many private lenders that would feel comfortable lending you money based on your financial circumstances. 

Going forward it's just a simple out-of-state filing that a lot of CPAs can hand.LCS are just simply one tool in a lot of whether or not you should use it is dependent on your personal circumstances and you really seek out a professional rather than a forum for answers on that.First person talk to the real estate broker.

Inspection period, prorations, insurance, close of escrow, deposit info, etc.)If you know a wholesaler in your market who has found sustained success with that contract, they can definitely go into more depth as to how they deal with various circumstances should there be an issue.

We've been in a "rising tide lifts all boats" scenario for the last 12+ years, so even the most inept sponsor could come out looking like a genius in the right circumstances. 

All of these scoring models calculate your score differently and scores can vary widely between the models depending on your particular circumstances. 

That being said, my main question is would that be my best bet given my circumstances, and if so then where should I be looking (Las Vegas, where I live, doesn't seem to have good affordable options for me), and what specifics should I be looking for? 

And what 'can' vs what you 'should' be doing is probably a large list of things but it all depends on your specific circumstance.