It’s not a crystal ball and it’s not going to catch major shifts in the market.

Educate yourself on how to handle marketing, screening, late rent, lease violations, etc.

If you get greedy and put #3 in front of #1 or #2 you can get burned like any other market. 

I am not sure if I should stay local to my market.

At the national level, it's the best of the worst in that industry - a lot left to be desired in the customer service department but still better than doing it on your own.

The market is ALWAYS changing but I know at this time, seasoned investors are getting 80% LTV on DSCR in the 6% range and 90% of PP/100% of renovation if total loan does not exceed 75% of ARV for FixNFlip loans. =)  

And , since I had been working in an industry I really wasn’t passionate about, this was my chance to try an industry that I have had a passion for for the last 12 years or so.

Are you investing in your local market?

I can say that with Phoenix, a multitude of opportunities can be in store for you if you invest in their market, network, or even just want to get familiar with it.What type of real estate are you into: fix & flips, buy & hold, multi-family, or something else?

Do you have experience and know the cycles of your market so you know the best price?