If that doesn’t work, then on to another option.

While time consuming, I did learn a lot and was within $2,000 of my initial budget.

I do single family "off market" that I take over with owner financing, subject to, wraps and lease options.

My most trusted and often used contractor who lives in the area, and is practically a friend is the emergency contact.   

You want to focus on areas where you have a competitive advantage (you have lived there or you have family and friends there) and then compare those areas against widespread list of great areas to invest.Good luck!

Not sure you really make more money.BRRRR would be interesting if you can find it.Flipping is competitive and brings in cash but not long term wealth.They all are great options, it just depends.

Buying a property as primary, renting a bedroom or two to friends is a good way to start building your RE portfolio.

.: Quote from @Donald Hatter: Option 2 is the last option I would suggest.

You rarely will get both (at least not right now in this current market).If you want to explore different opportunities within various areas of the Valley, get a seasoned investor-friendly Realtor who is competent. 

@James Tobin  yes FHA will be a very low downpayment option for you.