I've decided that finding "deals" in Arizona is unnecessary as there are other markets that one need not search high and low to find something that can produce a decent cash-on-cash return.

The high cost did not match the quality of the content or the level of support provided.

I should probably focus less on the highs and lows and aim for that average ARV per location and what buyers/renters are looking for. 

Make sure to run the numbers on DSCR, CoC return, and cap rates to ensure profitability.

Tenant Default: 0-5% probability of eviction or early lease termination.Section 8: Class A rents are too high and won’t be approved.Vacancies: 5-10%, depending on market conditions.Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Class B Properties:Tenant Pool: Majority of FICO scores 620-680, some blemishes, no convictions/evictions in last 5 years.Tenant Default: 5-10% probability of eviction or early lease termination.Vacancies: 10-15%, depending on market conditions.Cashflow vs Appreciation: Typically, 1-3 years for positive cashflow, balanced amounts of relative rent & value appreciation.Section 8: Class B rents are usually too high for the Section 8 program.Class C Properties:Tenant Pool: Majority of FICO scores 560-620, many blemishes, but should have no convictions/evictions in last 3 years.

Once you have this part down, decide what your target returns are.

The checking account can act as the home for the funds until you deploy the money into and investment, then all expenses and returns flow from and into that checking account that you control. 

Higher rates.But what do you get in return.

-You don't really know how high of a price you will net unless you go to the open market.

Property Llama helps take the emotion (and unvalidated bias) out of the process and gives you black and white numbers on key financial indicators (return on equity, cash flow, etc..).