It's an area where some struggle (especially in the beginning), but it's certainly overcomeable - and it's something that can definitely get easier when you get more established, learn how to advertise effectively and build up a buyers list.To put it as simply as possible, I'd say it's ultimately a matter of:Buying the right properties in the first place.Offering a compelling price point (which usually isn't hard, if you buy it right).Compiling the information well (with good images and descriptions).Getting your listing in front of as many eyeballs as possible (and keeping it visible).If you're able to, provide the option for seller financing, so buyers have more ways to buy your property if they're unable to get the cash from another source.Does that make sense?

With a $400k budget, your choice of Phoenix is excellent as it's a thriving market.

My idea was to establish myself with some paid-off, cash flowing properties to make leveraging them for more investments a lot easier.I'd like to flip some houses to generate some cash, but  even knowing what I know I'm struggling to see how to make money doing so. 

Generally it felt like a well run establishment.

Hitting someone cold will not give you that leverage.As Russell said, investing long distance is extremely risky without an established crew and contacts in the area you are looking. 

I'm excited to connect with everyone and share insights to help each other thrive in the dynamic world of real estate.

Again, it's about establishing a connection. 3) We did a property walk-through.

The inventory has dropped prices a bit, and the rental market is thriving.

@Nam PhamContracts: Have a detailed contract outlining the scope of work, deadlines, payment schedules, and materials to be used.Updates: Establish a schedule for regular updates, such as weekly calls or video conferences, to discuss progress and any issues.Project Management: Utilize project management tools like Trello, Asana, to track progress, manage tasks, and store documents.Documentation: Request regular photo and video updates.

Younger folks in the process of building their portfolio are likely to accept a higher level of risk than older folks with more established estates.