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 so, this serves as a great example of how much the market has changed - if someone were to buy this property in 2025, it would have significant negative cash flow, whereas you have positive cash flow given the price point of purchase in 2021.  

I'd talk to your broker on what it'll sell for after the fact and where the market is heading over the time you plan to own it. 

Likewise, marketing in general.

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. 

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

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

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. 

If that is the case, just let them take it to market to sell.You could offer to manage the property and have them to rent it out now where you pay them a flat rate every month and anything you make over that amount is yours to keep.