I know a little about the phoenix market and agree it is growing. 

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 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.  

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

I haven’t completely dismissed the possibility I can get into some great markets out of state, it’s just the unknown is so great about it, I haven’t given it a ton of thought. 

Good market or not so much thx 

Particularly I am looking at some 6-plex and 8-plex units in my target market.

@Shane Regnier I've flipped a bunch of houses in Ocala but have yet to dabble in the rental market. 

However, I made the decision when interest rate was lower and there was support for an appreciating real estate market.

If I were you, then I would get the pieces ready, but seek off market/on market projects that make sense for you.