Personally I see San Tan growing more rapidly than Buckeye just with it being potentially a little closer to Chandler/Phoenix/etc.

Just a heads up.So you calculated out you need  $6 million worth of apartments to hit your goal.A commercial loan may require 20% to 30% down in cash, cash reserves, working capital, and closing costs.You will also need earnest money cash.The lender may also require certain repairs to be done Shortly after the loan is made.The lender may also require the Property to be stabilized as far as occupancy percentage is concerned, leaving little on the bone as far as sweat equity.Good Luck!

You and I can hop on a livestream, and call any leads you want head to head for 3 hours. 

Where do YOU think rates are heading?

For context the seller paid all fees and I removed PMI after 2 years due to rapid appreciation which saved 150 roughly.

Get a letter with banks/institution/ retirement fund LETTER HEAD from an institution/bank if this buyer can BUY and CLOSE!

If you cannot qualify for HomeReady, SECU is a fine option and as i said before, rates should be headed down and you should have plenty of time to refi into a 30 year fixed rate so long as you are able/willing to stay in the home for an additional 12 months after the refi.

Switching to a different market will not help, the issue is in your head: you have unrealistic expectations and/or a closing phobia.

Huntsville, Alabama, is rapidly emerging as a top real estate market in the South, driven by its growing population, strong economy, and affordable housing options.

Also, consider that home values will continue to decline at least until Jan/Feb of 2025 before there is any rebound heading in the Spring.