If you have a good relationship with a lender who has a track record of great customer service and hitting all deadlines, even better if they have a good local reputation with the listing agents in the market that you do business in, then that’s worth more than the promise of a slightly lower rate from an untested lender IMO. 

Carl - i assume your not a licensed agent.  Ive

List the property on MLS or with a trusted real estate agent, and market aggressively through social media, local advertising, and open houses to generate interest.

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

I'm particularly interested in:Finding Mentors: Connecting with seasoned investors who can offer guidance and insights.Networking with Professionals: Meeting real estate agents, lenders, contractors, and other professionals who can contribute to successful deals.Exploring Joint Venture Opportunities: Collaborating with other investors on potential projects.Learning About Local Market Trends: Gaining a deeper understanding of the real estate dynamics in these areas.I'm open to attending local real estate meetups or cash flow groups.

I am an investor, agent, and mortgage lender here in AZ who primarily does investment transactions.

Seems he owes everyone, even our agent says she too hasn't been paid in months.

Specifically, is the rental market stable, and is reliable assistance (like agents, property managers, contractors, etc.) available?

I am an investor/agent and own 5 and it's my primary investment strategy.

You should keep saving, get pre-approved so you know where you stand, and start working with an investor-friendly agent to show you homes so you get some reps in.