Investors Start Here

Investing in 2017

With real estate prices rising in all the market segments of Las Vegas, it’s even more difficult to find a decent return on cash. Single family properties have risen in price by as much as 50% from the bottom of the market while rents are slowly climbing. This page has some numbers for you to chew on. By using some real numbers among a range of property types, here is what we are recommending for 2017.
Avg ROI*
These mom and pop strip malls in “E” neighborhoods are undervalued. We highly recommend these. Unfortunately, it’s a very steep entry. They start close to $1M.
SFR /Airbnb 15% 7% We do not have a complete list of Airbnbs or annual reports to provide but preliminary results are giving us excellent returns. This property is currently generating about a 15% return on cash. Purchasing the right Airbnb in a location that can be licensed is super important.


Year after year, these lease/options perform well when tenants do not exercise their option to purchase. Even if tenants do exercise their option, the real estate fees saved by investors make investors more money in the long run.
SFR Rental


For investors who want to hold on to their property for the long run, this isn’t too bad. We are still crunching the numbers on our Airbnb solution. Early predictions show ROI can be as much as 5%.
Multi Fam


The challenge we are having here is the unpredictability of returns. Some of our multi family properties print cash while others are bleeding investors to death. We get random large expenses that are impossible to predict. One bad tenant can ruin an entire building. We no longer manage these except for just a handful of profitable ones. If you currently own one, you will be asked to sell it or let us refer you to someone.

*Average ROI – This is using today’s value of a property. Not the good old days when prices were about half that.

*Appreciation Predictions – Jim has been consistently conservative in his predictions and many of his investors have been very happy with the results.

We are experts in identifying which properties to purchase and can assist you in repairing and placing tenants for you. Our team of specialists will carry you through our investment process from start to finish. Whether you are a seasoned veteran or if this is your first time, you can pick and choose which services you want.


green check 100Step 1 – Determine how your assets will be held.

Decide how title will be held. LLCs are recommended if you want to keep the wolves at bay.   Recommended LLC / Tax Professionals DO NOT HOLD TITLE WITH PARTNERS unless the partner is your spouse. These things blow up right about when you are too sick to deal with it or your partner runs out of money. We can send you pictures of burned out buildings if you want to see the end results of partnerships.  We see tweakers light these on fire just about every week and will be happy to tell you stories of how those partners got started 20 years ago. 

green check 100Step 2 – Determine who you will work with.

Do your research an agent or broker before you throw your life savings at this. Here are some tips on how to select a brokerage If you are interested in working with us, meet The Limestone Team Check out our testimonials.

green check 100Step 3 – Line up your financing before traveling.

If you don’t have your financing lined up, none of our senior agents will take you hunting. We will let you waste your time in the heat with our newbies. It will be good for both of you. Read our Investor Financing Information page to learn why this is so important. This page also contains several tips on how to get financing. Check this page for Recommended Loan Professionals. If you are just trying to flip a property, we recommend using a bridge loan that is easy to set up with no pre-payment penalties: Bridge Loans.

green check 100Step 4 – Arrange to scout for a variety of properties.

Please read our Scouting Information page. It contains FAQs and several tips on how to maximize your time at this stage of the real estate investing process. The Investor Search Tutorial page contains even more helpful information, such as how to use our search engines and other relevant tips. Now is a good time to think about HOAs – this is an important factor in single family properties.

green check 100Step 5 – Go hunting with a loaded gun. Who goes hunting without a gun?

Once you have financing arranged, and scouted to determined the type of property you want, it’s time to go hunting. Read this page for valuable information on the porperty hunting process. Here is a Typical Hunting Trip

green check 100Step 6 – What you should be doing while in escrow.

Please read this important information about The Las Vegas escrow process. This will save you lots of time and headache.

green check 100Step 7 – Get your property ready for tenants.

Do not waste time or money waiting around or making fancy upgrades. Read our Rehab 101 page for dos and don’ts.

green check 100Step 8 – Determine which type of tenant you want.

Here are some helpful tips on how to manage your rental property. We offer property management services for those who prefer a more hands-free investment. Get tenants fast by maximizing your marketing efforts.

green check 100Step 9 – Maintain your property.

Rental properties will require some maintenance. Go here for valuable tips on how to manage that, as well as information on our own maintenance process.

green check 100Step 10 – Collect money!

This page contains Tips on how to collect money efficiently, as well as FAQs on how we collect and disburse money. Get a handle on How evictions work in Las Vegas, and you can also get some valuable advice on what to do about Missed Lease-Option Payments.