How to track potential growth in an area to see if a lot is viable for purchase and building spec homes on etc. 

Here are a few to watch out for:Property Condition: Most distressed properties need extensive repairs or renovations, which add to your initial investment.Competitive Market: With Phoenix's popularity among investors, competition for the best deals can be intense.Complex Deals: Foreclosures, auctions, or short sales are much more complicated compared to regular real estate transactions and usually require specialized knowledge.Tips to Successfully Navigate the MarketDo Your Research: Understand the local market conditions, including neighborhood trends, property values, and potential rental income.Build a Strong Network: Work with professionals who specialize in distressed properties-such as brokers, contractors, and legal experts-to make the best decisions.Assess Costs Carefully: Factor in the cost of repairs, holding costs, and any potential financing issues when evaluating a property’s profitability.Be Patient: Finding the right distressed property takes time.

They should be bale to guide you more based on what you are looking for in the area. 

Water is a lienable utility here so I would minimize putting the bill in the tenant's hands unless you're certain that it will be paid.If you need a plumber in the Wilkes-Barre area I'd recommend Billy Smith of No B.S.

I'm a new investor in the market, I'm looking for reliable GCs in the area!

And I will state different jurisdictions have different rules, processes, expectations, etc.In my area you are required to have a permit to swap a water heater.

If you don't think any sort of fee is reasonable then continuing managing your unit may be in your best interest.Are you also keeping up to date with legislative changes in your area.

What are some areas in the state that wouldn't present any challenges in finding a tenant? 

The process from start to finish would take four months and cost ~200k to build, with comps in the area around 355k-lender man said, refinancing would take six months as most lenders wont refinance a property unless its been built for six months, affecting the strategy to get paid out from refinancing quicker and closing out on construction loan-The property would not appraise at comps value, but at the cost it took to build, affecting getting paid out from the refinance.

Otherwise they are as good as you calling a bunch of lenders to do your deal.