Hey Anthony, I acquire properties local to Phoenix and similar to what others have said on the thread, it's as close to dead as can be.The only time I see it actually work out to the 1% rule is on Section 8 properties, which can be great investment opportunities despite the stigma around them.

Being able to create separation between you and the tenant, can be very liberating; you have an opportunity to stay "the nice guy", while your management company absorbs all the hard conversations, and enforces the rules... can be worth the management fees. 

@Shawn Questa I agree with you that there could be some opportunity here, but personally, with that little equity in the property, I'd wait for the pre-foreclosure process to start and  perhaps you can do a short sale (though I don't know the details on how that's handled in TX).

Hey, would you say are there opportunities to find decent cash flow properties with say 20% down but also using property management?

If anyone thinks this presents a runaway opportunity, think again. 

Whether it’s sharing ideas, insights, or exploring opportunities, I’m all about building relationships with like-minded investors.Looking forward to contributing and learning from this incredible community.Best,James That’s impressive what you’re doing.

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Several months in, what they were really saying is "We are going to help you squeeze every dollar out of your guests when you have the opportunity." 

We now have an opportunity to move into my parents home which is bigger and “take it over”.

You’ve gained valuable experience from your first duplex and are now approaching real estate with a strategic mindset