BRRRR vs. Flip: What is the PHX market?

[Jeff Slusarz]

Looking into investing out of state and looking in the Phoenix area.  I don't want to base everything on a "rule" or a test, but finding most deals so far struggle to meet the 1% rule, let alone come close to the 2% rule.  I'm far more concerned with long term appreciation, but finding a deal that cash flows $200+ has proven difficult to date as I just dont see rents over $1200-1500 in most B/C+ neighborhoods.

Is this more of a reflection of a market to flip or just not having found the right deals yet?  Are other having success rehabbing and renting in the Valley of the Sun?