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!

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

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.

.: 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. 

This is the true organizational and budgeting tool that every investor should be using for their projects.

How many real estate investor friends do you have? 

It all started when my wife's college friend offered me an opportunity to invest in a commercial property.

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

If you’re looking for ways to make the numbers work, sometimes that means evaluating different markets, financing options, or property management strategies that help mitigate risks like vacancies and maintenance surprises.You’re not alone in feeling like 2025 could go in multiple directions, but one thing remains true—real estate continues to be one of the strongest vehicles for long-term wealth when approached the right way.