My advice would be go for the most they will loan you as long as you're in an appreciating market and you can find a value-add.

the 50% rule doesn't know roof age, individual market dynamics, anything about utilities, etc. 

These are just Marketing ploys to try and get you to sign up for a program and the odds of being successful are pretty much zero.

Guest breaking down their markets and strategies gave me a lot of insight.

The Phoenix real estate market continues to be a hot spot for investors looking to maximize returns.

It could be helping an owner navigate complex tenant issues, offering proactive maintenance advice, or developing marketing strategies that keep their property consistently occupied.

Market forces are pushing and pulling but not a source of anything breaking.

We went directly to the listing agent, and we noticed that it was on the market for a very long time.

It sounds like a single family house where you will be living in the house(personal use).Therefore, you may not be getting the tax benefits you think you are.Consult an accountant.I am not sure why your sister would agree to this as well, she is losing $170,000 in this transaction and she faces the possibility of you increasing her rent.You also have to charge market rent or close to market rent or it is all deemed personal use.

They work well in areas with steady rental demand like suburban neighborhoods or cities with strong job markets​​.Considerations: Your property management needs will be lower, but rents may rise more slowly over time compared to short-term options.Short-Term Rentals: High Risk, High RewardAdvantages: Short-term rentals can generate significantly higher nightly rates, especially in vacation destinations.