Sewer and water in my area is around 10k a unit.

Section 8 can be a PITA in some areas with things like paying rent on time if there is a water stain on the ceiling.

very high risk even I only do them with very specific investors in mind and a plan. we dont flip land we develop every one. 

I have done this before and now find the risk just to high.  

First of all, let me pay my respects to the hardworking people in real estate and the treacherous waters they navigate—fronting hours of effort with only the chance of commissions and an abundance of non-forthright people out there.

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

Another thing to note, these are high-paying jobs being moved to Phoenix. 

Rents are high and demand is high. 

Tons of help from highly skilled RE agents! 

Interesting I thought, that they have that high of a rating.