Hi Joshua,Welcome to the forums.Wishing you the best as you grow your portfolio.

This deal doesn't meet the 2% or 50% rule of thumb, but it has positive cash flow and is in a growing market, according to the latest 2024 Top 100 data from BP. 

While I’m not in a rush, I aim to strategically invest and grow a portfolio over the next 3–5 years to make a smooth exit from the corporate grind, as reporting to an office daily has left me feeling burnt out.What strategies would you recommend?

PHX is growing so rapidly, so knowing which direction that you'd like to focus on will definitely be key. 

I work closely with investors like yourself, helping them grow and diversify their portfolios.

I’d recommend starting locally and self-managing if feasible, then transitioning to hiring help as you grow or invest further away.Good luck!

I believe if managed correctly you can grow Black Walnut for veneer in about 20 years.

Find local meetups, rub elbows with other investors, find out what they need, and then find a way to meet that need.For example, maybe an investor is growing fast and struggling to keep up with inspections.

Growing rapidly and is reasonably priced still. 

This allows my portfolio to grow, keeps rents coming in, and keep my costs low.