Not familiar with those markets, but here is my experience starting at 22 and what I regret after house hacking twice: https://www.biggerpockets.com/forums/922/topics/1133476-hous...

Partner with people in your market.

As you embark on this journey, you'll learn the importance of market research, the art of negotiation, and the power of leveraging assets.

Reno Scenerio Off Market Purchase Price - $185k ARV = $315-335kReno - $55-65kHolding - $10kClosing both ends - $25k= $335 , $315-$285 =$30-50k gain  As-IS Scenario Purchase - $185kSale Price on MLS :$225- $235kClosing both ends - $20kHolding - $4k= $235 - $209 =$16-$26k gainIn both scenerios I’ll be 1031ing it into a new investment.

If you are willing to live in urban areas you may want to talk to a local bank in your market and see if they have any incentives or grant loans for certain areas.  

I know a little about the phoenix market and agree it is growing. 

Being thoroughly familiar with the local market is key.

A true levelized cost of energy (what the true price would be if it were an actual free market) gets very complicated quickly and it's basically impossible to calculate accurately due to the energy industry being so heavily manipulated by incentives from the government for so long, across all forms of energy. 

Unfortunately there competitiveness in the market and cut throat antics give the other offices (company) a bad name. 

Here’s our OPINION for the Metro Detroit market (use as a template for your target area!)