Quote from @Jimmy Rojas: I live in Arizona and homes here are sky high, youd be lucky to get %6 interest rate, I would be a 1st time home buyer, apart from being 1099 employed would Trumps real estate plans benefit the little guys like me? 

Couple other things to consider, property / school taxes are high, and tenants have lots of rights.

And you are looking at an interest rate around 7% instead of over 10%. 

I'm looking at monthly cost to seller vs. anticipated rental income, purchase price relevant to the ARV of the area and interest rate, balloon, etc.

People can't afford the extra sqft now due to the rates. 

New-home sales hit a seasonally adjusted annual rate of 698,000.

I'm open to properties were cap rate is around 10%+ and Return on Cash is 10%-20%. 

Why not joint venture with someone who has money, fix & flip itWhy not rent it out for at least the monthly carrying costs.Why not sell it on a lease option, get 10% cash up front to fund school? 

Interest rates are NOT high right now.

Focus on areas near job hubs and good schools, as they attract reliable tenants.