My biggest conundrum now is I want to be my own GC because even when I play with smaller numbers they’re still out of reach for me to be able to attain this goal and afford the monthly mortgage with taxes and insurance.

Down payment amount varies and more you put down the highre you will be in the queue of applicants, also down payment varies per your credit...Dodd Frank IS in play!!

I recently have connected with investors who are interested in assisted living facilities, with the play of unlocking government funding, not sure if there's similar opportunities with SL facilities.

We cannot breach our guests' trust by playing games with them. 

A good real estate accountant can save you thousands of dollars by leveraging entity selection and formation, tax deductions, cost segregations, bonus depreciation and tax planning.I recommend finding an accountant who specializes in real estate taxation, business taxation, financial planning and tax planning.You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a accountant willing to work with you throughout the year.

This clearly has nothing to do with laws, regulations or operating numbers but I do think it plays a large role in the decline of the market.

I don't play around with other people's money.As for sticking to Gilbert or checking out other cities around Phoenix, I'm doing my best to look at every city. 

Quote from @Chris Seveney: @Jay HinrichsGreat points - yes many are from here on BP such as a bearded guy, a guy who threatened to sue a LP and still doesn’t respond according to his investors, two other “note funds” one investing in skidrow homes and the other in broadway plays….

Roof lines, window styles, and masonry/siding all play into this natural flow, and the biggest mistake you can make when designing your flips is not following the flow that is already present!

When you have a proven track record of performance, then you can play with other people's money.