You CAN NOT target motivated sellers.The only way to get in touch with motivated sellers is for you to make it extremely easy for them to find you.Going after lists will be your doom.If you have $30K to spend on lists, sure, due to sheer volume you are bound to get a deal with some luck, sure.But if you come along with a humble budget, forget it.The reason larger budgets work better is because you can send a huge volumes.

You might only sometimes have the total budget for a high-tier item, but you can still bring value by offering other skins, in-game items, or trading expertise.

Smaller facilities have smaller operating budgets so any one bigger repair or required maintenance item can blow your annual budget.

Also make sure your budget fits the market 2-Analyze deals, make sure you are cash flowing from day 1 (even if you're house hacking) also look for ways to improve the revenue of the units like adding bedrooms if possible3-Start looking for off market deals and FSBO properties, you want to buy under retail.

Tips include finding multi-unit properties, living in a unit for a year, property management planning, budgeting for repairs, networking with local investors, and focusing on long-term goals.Good luck!

If you have a lower budget, let’s say $100-$150k Cleveland would be a great market for you. 

Holdback of capital improvement budget to be released in draws as work is completed per Wellings’ unilateral approval plus annual budget approval rights5.

Not sure what your budget is, but if you’re looking for an affordable place to get started in and don’t mind a little cash flow, Chattanooga may be worth a look—I definitely second what @Tim Ryan is saying about the city.If you’re willing to venture into nearby states, there are plenty of similarly affordable markets in Alabama, Georgia, and the rest of the Sunbelt as well.

States like NY, CA, NJ, CT, MD, and a few others are states that do not offer a great REI profit if you’re looking to be on a budget.Regardless of budget it still makes more sense to spend less to make the same cash flow.

In regards to PHX for that budget, it's all going to depend on what is most important to you, cash flow or appreciation.