the short answer is... the deal has to work based on all of the findings and factors. 

You would need to factor in property tax and insurance increases and future repairs/cap ex. 

Can be side hustles, education, applying at other places but income is a huge factor in order to invest.

You have to factor in the increase in the cost of your money.

Then once the rehab is complete and rented I would refi into a DSCR loan where your DTI is not factored in.

The other strategies will take more time and effort, which need to be factored into the cash flow difference.

Here are a few tips that might help as you get started:Market Analysis: Since you're open to out-of-state investing, look for markets with steady population growth, job diversity, and a balance between rent prices and local wages—those factors often hint at stability and demand.

The areas you specifically mentioned have seen growth due to those factors (Buckeye - industrial expansion; Surprise - TSMC plant relocated). 

If you're looking to invest in Jerome Village, definitely factor this future charge into your cash flow calculations and maybe have your CPA take a look at the exact language in the Declaration. 

If you're comfortable with these factors and the cash flow remains strong, it could still be a great opportunity.