Third- Determine if this would be a good market.

This is the third year I've been able to use my camera to tell the BiggerPockets Conference story.

The problem:   My lender says that, first, the underwriter will only go by my 2017 and 2018 tax returns, and as a matter of simple formal guidelines, will not even consider my 2019 income even if verified directly;  second, the underwriter will be concerned about the "suddeness" of my business income; third, the underwriter will be concerned about whether I can continue to generate the same level of income once I move. 

If anyone on here lives in/near Las Vegas and wouldn't mind sitting down for a 30 minute conversation to provide some third party feedback, I would greatly appreciate the use of your time.

A third alternative is the property with way too low rents that the landlord hasn't raised in 10 years.

You should be only doing good to great deals...and don't say, "it's because it's my first one".4 - Based on your "inexperience", I would not recommend you use a HML anyway.5 - The seller isn't the one "going through a third party"...you are. 

In addition, you'll have to do terrific due diligence since you are starting from scratch, and get the actual numbers from the utility providers and three bids on the items that cannot be supported by third-party reports.

As a third option, you can choose a different bank that may have better terms.

You could either go into the Assessor's Office and lookup the info for free, or use a third party company like Property Radar to get the info.

Getting to the ATM on the way home in the middle of the night and putting the money into it like clockwork every third of the month.