Houston and Dallas have this type of environment vs cities where people are born and raised their entire life.

Firstly: Holding each property in a separate LLC is the optimum arrangement, assuming a clinical environment where everything is done correctly at all times.That having been said, most real estate investors don't operate in a clinical environment.

Is it the landlord "letting their tenants live" this way or is it the low-life, unresponsible tenants that create their environment?

Owner will claim it’s tenant responsibility to maintain a normal living environment.

But generally speaking the younger you are and the higher rate of return you expect on your investment the more sense it would make to convert to Roth (your money can grow faster and longer in tax-free environment).

Low interest rate environment is still very attractive for borrowing as long as you don't over leverage. 

It's all about communication and creating a positive living environment for everyone involved.

Does anyone have thoughts on 1. regulatory environment 2. rental appeal of NLV. 

My point is that things have changed since 2008, this a new environment and prosecutors earn points (acclaim) for being tough on those nasty investors, whether the "nasty" title is earned or not.

I work in the I.T. field were daily, weekly communication is the key to working in a remote environment.