I just feel like everything that I am looking at has to be a high effort strategy or an equity/value add play.

I don't play around with other people's money.As for sticking to Gilbert or checking out other cities around Phoenix, I'm doing my best to look at every city. 

Because the chances of successfully concluding a wholesale transaction when you lack experience, knowledge and capital are so infinitesimally small that you’d be better off playing the lottery.  

My biggest conundrum now is I want to be my own GC because even when I play with smaller numbers they’re still out of reach for me to be able to attain this goal and afford the monthly mortgage with taxes and insurance.

This clearly has nothing to do with laws, regulations or operating numbers but I do think it plays a large role in the decline of the market.

Becca, the strong play in the Bay Area is value add.

So seems like a decent play for cash flow but not much for appreciation.

Not sure if the upstairs tenant (heavyset person with a dog) plays a role.Seeking suggestions.

While I would have built $150,000 in equity, the cash flow simply doesn’t work.Now, let’s compare this to the market conditions when BRRRR was highly promoted (pre-2020).Interest Rate: 4.75%Monthly Payment: $3,057/monthRent: $3,600/monthIn this scenario, I’d be making over $500/month with $23,000 left in the deal, resulting in a gross 26% cash-on-cash return—an excellent deal.As you can see, rates and prices play a critical role in the viability of the BRRRR strategy.

Now, in 2024, we're seeing $4,000 per month just on the main unit and $1,800 on the other unit of the duplex.Long story short, it's a long term play.