I have lots of relatives up there.

Since inception Colony has invested $48 billion in over 19,000 assets/loans and has ~$25 billion of assets under management (gross) on behalf of over 250 institutional investors.Through the identification of supply-demand source imbalances in capital, product types and information availability, Colony achieves attractive risk-adjusted returns by investing in real estate and real estate-related debt investments, non-performing loans, distressed assets, real estate-dependent operating companies, and select commercial and residential development opportunities throughout the world.

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I would vet some banks to see if it is really as hard as your relative says before you just develop an entirely different strategy.

If you haven't already, check out this related thread:https://www.biggerpockets.com/forums/48/topics/82884-is-a-degree-worth-it?

I’m sure many people would argue against the expense of stainless and or hassles of in door water/ice fridges  In maybe a related or possibly unrelated tangent, I haven’t had a vacancy in more than 3 years and the average length is over 5 years spread over 12 SFR Vegas properties. 

But the property itself is too expensive relative to rents.

My first question relates to the relationship between investor and flipper (ie what does a typical agreement look like?).

I'm rambling.Anyone relate to what I'm saying?

What tools would you want in a web based solution to setting rental prices