Finding deals is understanding how to analyze them, those could come from different sources.

I find that most of the time, paying points up front isn't worth it in the end.

So if you suddenly find a great deal and want to go for it, a tax return showing a massive loss could hurt your pre-approval chances.That said, if you’re not planning to buy anything else soon, deferring the depreciation might not be a bad move.

Scale Strategically (if this applies to your goals) Reinvest profits, use the BRRRR method (Buy, Rehab, Rent, Refinance, Repeat), and leverage 1031 exchanges to grow your portfolio tax-efficiently.I'm a mortgage lender at Aslan Mortgage Lending and would love to find time to talk and discuss your journey.

-Find some properties to work up.

There are also some hidden gems in Downtown Chandler, Mesa, and Tempe/ASU area where you can find a great deal.

There is nothing you said that I find particularly scary. 

If you can't find a good manager, walk away.

While @Phillip Austin mentioned Raleigh is a higher returns its just very much a appreciation market, you will not find rentals that cashflow, so depending on your goals its a good or bad market.

You are casting a very wide net without providing what your prioritized criteria might be.