My goal is to bring value by finding good deals, and I’d love to learn from those with more experience while also building mutually beneficial relationships.If you’re currently investing in the Henderson/Las Vegas area, or open to JV opportunities, please let me know.

I have a buddy who invested in a project in Las Vegas that crashed and burned.

The right tenant segment keeps income steady, and with an experienced local team, my time commitment stays low.Advantages (when I invest in the right city)Inflation-adjusted rent growth can exceed inflation, lifting my standard of living over timeI need a fraction of the capital required by pure accumulation strategiesIncome can last for life and continue for heirsPerformance is driven by supply and demand, not daily sentimentDisadvantagesReal estate is not liquidMarket and tenant selection are critical, though the process is straightforwardEntry costs are higher, often about $140,000 cash plus a mortgage in Las VegasBottom line: stocks are for building a pile, real estate is for building an income stream.

Of the 170 clients, less than 10 were local, all the rest lived in other states or countries.The reason so many people invest in Las Vegas is that they want long-term financial independence and Las Vegas enables that.

During the 2008 financial crisis, many voucher-occupied properties in Las Vegas went into foreclosure.

Here’s an example based on a $400,000 property in Las Vegas, which you can scale to other price points:Down payment: 20% × $400,000 = $80,000Closing costs: 3% × $400,000 = $12,000 (including points buy downs)Renovation costs: $20,000 (typical for the types of properties we target)Total cash needed: $112,000So in this case, you’d need about $112,000 in total, not just the $80,000 for the down payment.If the property doesn’t rent immediately, you’ll need to cover mortgage payments and expenses until it does.

[3]      And subletting space to a juice bar is a much different type of rental then subletting space to a gym, What if you could not get a sub-renter, do you have deep enough pockets to cover that.[4]      What about using space in Community Center type recreational properties that are owned by the city, Either Las Vegas or North Las Vegas whichever you're based in?

-----First: A public service announcement....Will you be in Las Vegas next week at the Bigger Pockets Conference?

Costs with hotel and travel are likely close to each other excluding the high cost accountability groups.I recommend you attend at least one BPCon and Las Vegas is close to Los Angeles.  

My vote is house hack, consider Sacramento area which is 2 hours away or if you really want to do out of state, Reno or Las Vegas - I did a first trip to Reno and Vegas to look at properties.