• Our target properties cost between $350,000 and $475,000. Please refer to the chart below for estimated total cash requirements, which includes down payment, closing costs, interest-rate buy-down, and renovation expenses.

Very reliable. Our vacancy rate is less than 2%. Even during the 2008 financial crash, our clients experienced no decline in rent and had no vacancies. COVID had almost no impact. The eviction moratorium had almost no impact. As to evictions, we’ve had seven evictions in the last 17+ years out of a tenant population >1,000.

At current interest rates (~7%), first-year returns range from -0.5% to 1% with a 30% down payment, or 4% to 5.5% with a cash purchase. Las Vegas is an investment location for lifelong financial independence rather than immediate cash flow. Since 2013, properties have averaged 10% annual appreciation and 8% annual rent growth. As rents increase, your ROI will grow. When interest rates fall, you can refinance to further boost your cash flow and ROI.

Based on client feedback, acquiring your first property typically takes 8–12 total hours, including 3–4 hours of training. Subsequent properties require significantly less time.

• Yes. Having a high-level understanding of the investment process is essential. Rather than sending basic MLS data sheets, we provide detailed property assessments with comprehensive analytics. We also provide additional training. See below. Note: All training is via Zoom.
  • Processes and Fundamentals: In this one-on-one session, you’ll learn how we select, validate, renovate, and monetize properties.
  • Analytics and Portfolio Growth: In this one-on-one session, you’ll learn how to analyze properties for long-term holds, compare investment opportunities, and grow your portfolio while minimizing capital investment.
  • Forms of Ownership and Risk Reduction: Once you have a property under contract, this optional class explores different ownership structures and methods to minimize litigation risk.
  • Meet the Property Manager: About one week before closing, you’ll meet with the property manager to discuss fees, tenant selection criteria, maintenance procedures, and other key operational details.
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Of the 170+ clients we have worked with, fewer than 10 had any prior real estate investing experience. That’s why we provide training as part of our new client onboarding process. Having no prior investment experience isn’t a problem. The way we do real estate (based on commercial real estate principles) is easy to learn.

None of our clients do. Our property manager handles all maintenance and tenant interactions. If any issues arise, simply contact us—we’ll take full responsibility for resolving them.

Of our 170+ clients, over 90% are remote investors located in other states or countries. We’ve never met 60% of our clients in person, and many have never visited Las Vegas.

Due to significant property appreciation, clients use cash-out refinancing from their existing properties as down payments for new ones. This strategy allows them to expand their portfolios while keeping their total capital investment low.

We charge 2.5% of the gross sales price. Of our 560+ property transactions, sellers have paid our fee in all but 8–10 cases where clients contributed to the fee.

• We offer a comprehensive one-stop solution for investors that includes training, property selection, acquisition, renovation, and management. Here’s a 2-minute video introducing our services.

Yes, you can. However, properties in pristine or new condition typically cost significantly more than those needing renovation, making them less financially advantageous. Our target demographic primarily lives in specific Las Vegas areas that were developed between 1990 and 2005. Due to the age of these well-established neighborhoods, most properties will require some degree of renovation.

Every property that our clients have purchased needed some degree of renovation. There are very few occasions when our client had any active involvement in the renovation. Normally, we will handle everything for you and keep you informed through progress videos.

• Take our training. The initial training is two 1 hour sessions that teach you everything you need to know to be a successful investor.
• Obtain a pre-approval from a Nevada-licensed lender for $450,000. This demonstrates your financial ability to purchase. While we require pre-approval at this amount, many of our best investment properties actually cost between $350,000 and $400,000.
• Sign our terms and conditions. The National Association of Realtors requires all potential buyers to sign a disclosure agreement before we can provide property information.

Yes, as outlined in our terms and conditions, you can cancel the agreement anytime by sending an email to a specified address or sending a letter to our physical address.

• Schedule a free, no-obligation Zoom meeting with Eric Fernwood. During this relaxed conversation, we’ll discuss your situation and goals to determine if Las Vegas and our services match your needs.

We recommend single-family homes in the $350,000–$475,000 range that attract a proven, highly reliable, tenant demographic. We’ve targeted this tenant demographic for over 17 years.

Yes, here is a link to our testimonials.

We were founded in 2005 by Eric Fernwood.

• No, for two reasons.
  1. We provide a complete service that requires a very hands-on approach. Building relationships with quality service providers takes significant time and effort—something we couldn’t accomplish remotely.
  2. We have not found another city where rents and prices have risen faster than inflation so consistently. This above-inflation rent growth is crucial for achieving lifelong financial independence.
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• There are two owners.
  • Cleo Li: Cleo has managed the business since 2017 and her focus is more on the financial and operation side than Eric. She manages all day-to-day operations and is the agent of record. Every legal document will be issued under her name.
  • Eric Fernwood: Eric founded the business in 2005. His focus is analytics, research, demographics, processes, and software development.
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The FERNWOOD Team consists of five core team members and trusted third-party vendors who handle tasks like inspections, renovation, and property management.

For clients focused on financial goals, we typically secure a property under contract within 30 days. If you have additional requirements (such as Feng Shui considerations), the process may take longer—the more specific your requirements, the longer the search will take.

Yes. Las Vegas is an excellent investment city. There is a fixed inventory of homes that attract our target demographic, and this inventory cannot increase due to the high cost of new construction. Las Vegas’s population grows by 40,000–50,000 people annually, and the majority can only afford to rent properties in our target property segment. This ever-increasing demand for a fixed inventory of homes virtually guarantees continued appreciation and rent growth.

We select properties that attract a specific tenant segment and match your financial goals. Good properties are not like pigeons that flock, they are like eagles that fly alone.

• Operating costs vary tremendously by state. Below is a comparison between Nevada, Texas, and Florida.

• State average property tax source.
• Texas and Nevada average insurance source.
• Florida’s average insurance cost source

To put this in perspective, below is the estimated annual operating costs for a $400,000 property.

Compared to a property in Nevada, properties in other states require additional cash flow to compensate for their higher operating costs.

• Florida: +$11,311 ($14,636 – $3,325)
• Texas: +$5,712 ($9,037 – $3,325)

Yes, Las Vegas is a pro-business and pro-landlord city. For example, the time to evict a non-paying tenant is typically 17–35 days, depending on court backlog. Thanks to strict eviction regulations, we’ve only had seven evictions in 17+ years with a tenant population of over 1,000.