just double checked my lender is now 80% LTV for short term rentals only 85% for long term rentals

I live and invest here rentals, flips and STR's.

My Expensive Lesson)My first rental with REI Nation turned into an absolute money pit.

I use Facebook marketplace as my way of marketing my rentals.

I have so much to learn starting out I don't want to add any unnecessary risk or headaches dealing with out of state properties or long distance rentals. 

@Andrae S Wiggins recommend you upgrade your BP membership to Pro to access the BP Calculators to evaluate rental purchases.Play with the numbers to figure out the purchase price that gives you your target ROI.That's the number you'll need to make an offer at, NOT what the seller is asking.Yes, you will get a lot of rejects, but whoever said investing was easy?

You will have to verify those yourselves to ensure you end up with correct operating expenses.Quote from @Andrew Newcomb: Just following up on this in case anyone is still following:I learned about "cap rate" and "cash on cash" metrics in the BP learning articles and watched a couple vids on the BP rental calculator showing how it calcs those metrics for a prop (you have to add the details like loan info, expenses, etc). very cool tool.

There are no municipal-level rental restrictions. 

Lawton has a majority of renters, so long as your rental rate is priced correctly.

I have a rental property I put on the market for rent, do you guys have or know where to get a yearly lease agreement I can use in Phoenix, AZ?