We would have liked to invest locally but prices here in California were too high for our budget.

We should connect since we are local.

Is there a local store that sells them? 

A local private lender that is asset driven is likely your best shot.

I'd recommend joining some of the local REIAs. 

Your plan is ambitious and seems quite feasible, given your preparation and understanding of the local market needs.

Otherwise you will continue to restructure like a hamster wheel spins - and waste $$.Beware that a holding company or LLC in NV will not deter local (out-of-state) statutes unless whomever you contracted with signed away their local rights favoring NV law.

I'd add: get to know your local laws.

Certain states and localities may still use the old NOL carryover rules, but most I've seen have switched over by now.

A very good source of local analysis is rereport.comBest of luck!