I know some markets are still very hot but it's definitely cooled down a lot here since rates went up 2 years ago. 

Sincerely, Marco

Your question was clearly rhetorical but I'll answer it as if it were sincere: Of the two dozen or so deals we've invested in together as a club, two have had capital calls.

No price reductions since re-list.2.

Would sincerely appreciate any input on where to look or referrals.

@Jim Miller Lenders tightened requirements and limited products since rates went up.

In all sincerity I think you're going to have to find what checks all of your boxes.If you're going to buy and hold, value add is definitely a strong play.

I just want to buy properties in my city (Phoenix) now and I have not seen anything that works in the last two years buying traditionally since rates are 7%+.

Sincerely 

Sell all Indy properties and 1031 them to an appreciating location, sell the 2 cheaper ones and don't buy anymore RE (if I can get out my 20% down payments I would be happy), hold onto to them since RE is a long term hold.