Not sure if it was mentioned here already, but another creative alternative is to purchase a SFH that has a casita. 

Hey Jeff without knowing any details everything is what you are able negotiate. but you have to take in account the years interest rate and purchase price and what kind of cash flow.I will say get a mentor if you’re inexperienced these kind of deals can go left if you really have little knowledge when it comes to structure .

Purchase price: $172,000 Cash invested: $43,000 We purchased this rehabbed home and added a privacy fence, removed overhanging trees, finished the countertops, built a firepit, security system, camera's, fixed the sidewalk and turned it into an airbnb.

Be clear on terms—percentage of equity, profit-sharing, and exit strategy.

If you fix the inside of the house spend a bit of money on the outside. you don't have to break the bank but make an effort.  

Stay disciplined and avoid rushing into deals without thorough due diligence.Resources for InvestorsIf you’re new to investing in distressed properties or looking to expand your portfolio, consider leveraging resources like:Local Realtors: Realtors specializing in distressed properties can assist in locating off-market deals and navigating complex transactions.Community Forums: Attend a local investor meetup or join online forums for the Phoenix market.Educational Tools: Search out webinars, workshops, or courses on investing in distressed properties.Final ThoughtsThe distressed property market in Phoenix is creating some excellent potential for the right investors willing to go the extra mile necessary to take on strategic risks associated with this category of real estate.

I have several hands on tasks that would require more than a virtual. 

Offer to do his inspections for free in exchange for some education on how to find, analyze, and fund deals.

Owner goes behind our back and contacts a competitor - but they call us as we're on good terms with them.

Purchase price: $264,000 Cash invested: $120,000 Sale price: $640,000 Duplex caught on Fire.