Becca, the strong play in the Bay Area is value add.

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. 

I highly recommend you play with that tool to start getting an understanding of what things you can do to positively affect your credit! 

Because the chances of successfully concluding a wholesale transaction when you lack experience, knowledge and capital are so infinitesimally small that you’d be better off playing the lottery.  

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.

Not sure if the upstairs tenant (heavyset person with a dog) plays a role.Seeking suggestions.

So seems like a decent play for cash flow but not much for appreciation.

There are many good locations - I'd suggest that you play around with the "Market Finder" tool at the top of the screen here, included with your pro membership. 

The fact that you evaluated whether to sell or do a cash-out refi shows you’re playing a long game and keeping your options open.

I just feel like everything that I am looking at has to be a high effort strategy or an equity/value add play.