Realtor does make a difference..but so does months inventory (supply) and DOM (carrying costs).

Our inventory is at historic lows and has been for years; the buyer demand far exceeds supply.

Simple supply and demand issue.Instead of doing this, they should have incentivised builders, developers and investors to create more affordable housing units through tax benefits.This is not going to create more units, it's going to have the opposite effect!  

Not in vegas, but i bought my wood look tile from Lowes. and i used several 20% off coupons for all supplies, dividing them into several $100 purchases.

Personally, if I didn't have the capital to make the DP I would be hesitant to buy a property unless you found an absolutely smoking deal.

It will probably take three years to fully renovate including new appliances, cabinets, windows, flooring, paint, bath fixtures, water supply lines and drains.

So you are supplying a furnished house, and utilities, so your expenses will be more than a LTR. 

I will take the list of questions you supplied and begin filtering through my top management choices.

The property is non-smoking and we do allow dogs (limit 2) depending on breed.

The area's accelerated pace of growth has meant that the housing needs have been met mostly by major "cookie-cutter" developers and unique well-located non-HOA properties are in short supply and high demand.