Getting clear on what you want will help you narrow down to cities that are potentially a great fit for what you're looking for. 

It's how it goes in physical asset investing.

Local bank or credit union would be the best fit on a deal this size.

Please give me feedback as this doesn't quite fit into typical calculators and I'm not confident with my current calculations.I have signed an off-market Agreement of Sale (executory contract) on a property in the Phoenix suburbs. 

We're currently looking to purchase a property for <$500K so Phoenix is not a good fit necessarily for this first investment, but may consider increasing our target price for future purchases.

It's another tool in the tool belt, but not a one-size fits all.The last time I offered cash was when both my tenants got laid off and could not afford rent.

No formula can be accurate across the board because even “cookie cutter” properties next store to each other differ as to view, location to the street, topography of the land, lot size, physical condition of the property, past remodeling, quality of the mechanical systems, sunlight, utility bills, past use, etc.  

Figure out where you can give and take and then invest in the market that fits those metrics the closest.

Consider options such as adding to down payments, reserves, or investing in other income-producing assets aligned with your financial goals.Next StepsTalk to Lenders: Discuss your financing options with lenders, including the possibility of a cash-out refinance or HELOC on your CT property, and explore the 10% down payment product for your next purchase.Real Estate Market Research: Identify potential markets or properties that fit your investment criteria, whether for house hacking in Las Vegas or remote ownership.Consult Professionals: Engage with a real estate agent, tax advisor, and possibly a financial planner to ensure your investment strategy aligns with your long-term goals and financial health.By leveraging your existing equity, navigating financing options, and resolving tax matters, you can position yourself and your girlfriend to successfully expand your real estate portfolio this year. 

While I don't have Bay Area capital to purchase my properties, the idea of MTR Arbitrage seems fitting.