I'm a professional salesman. How do I put my skill to work in RE?

[George Torres]

Hello everyone. I have a great job, can qualify for loans, am looking to buy my first investment property now that I bought my first home. I live in Phoenix, AZ. My problem is that I can't find any good deals on the MLS, neither multi family properties nor SFH... Everything is so expensive relative to the rents I'm likely to collect. What would you suggest I do?

-Do I buy a non-cashflowing property and bet on appreciation in the Phoenix area? Or is that a stupid idea?

-How do I put my cold-calling, script writing skills to work NOW? Do I buy leads or should I practice honing my pitch for free at first?

I have the broad strokes of what I should do but I just need a little nuts-and-bolts guidance from some good people. If you have any ideas or know an investor in the Phoenix are I can cold call for maybe, let me know. Hey @Ben Leybovich, got any insight for newbie in your neck of the woods? :)