(Bet she let's you in this time...funny how rude people get a tad more cooperative when they find out it's a strategy that won't work on you).  

I bet the successful investors are not working with realtors to find them properties.They are probably finding deals on their own.

Logistics, Auto, Healthcare, Tech, Transportation, State and local govt, Tourism, Music, Sports, etc.  

A construction loan wouldn't work unless you refinanced your existing loan immediately, since they want 1st position.Your best bet for funding the rehab portion, is simply a personal unsecured loan. 

(If I can read between the lines: I would say that you are impatient and anxious to get into your next deal: because I bet that if I told you right now that I had a deal for 400k that after spending $75k you could sell it for $650k, you would likely go for it) within reason, of course). 

Of course there are some laws you need to follow, but it's legal in every state but Illinois.The National Association of REALTORS has a video about it's legality on their site: https://www.nar.realtor/window...So, if you get a real estate agent that says it's illegal, just move on to another.If you can find a good real estate agent that works with investors, they'll bring you deals.Then start calling property managers and ask them if any of their clients have said that they want to sell.The point is that if you polled all of the successful people on BiggerPockets, I bet that they would tell you that taking action is crucial and it's unfortunate how many people let worry get in their way.Likewise, they'd caution you about "Analysis Paralysis," which is essentially spending so much time looking for the perfect solution to a problem that it becomes impossible to find one.

So the 3br 2ba fits the largest demographic, and I am willing to bet there are studies out there backing that up.

And I will bet a nickel that you can't "bonus depreciate" the value of the house and land. 

It really is a contact sport. 

The truth is, we have no idea what's going to happen or how Vegas is going to adjust to water usage.The thing I hang my hat on is knowing that there are literally billions of dollars here in gaming, real estate, sports, hotels, etc - those big guys aren't going to go down without a fight if Vegas is in a dire water shortage in our lifetime.