Their clear incentive is to bet on falling interest rates between now and debt maturity.A small handful of owners are forced to sell due to a looming balloon payment that a refi won't cover, but you're not going to find one of those by driving the market when any commercial broker can just look up properties on that basis and start making calls. 

I have seen some offers from Main Street come through, which is one of the biggest hedge fund type buyers.I've seen offers from Offer Pad and Opendoor in the last few weeks as well.

Also, I wanted to convey that the type of investor I describe should on;y accept a quality tenant well above what’s typically considered acceptable in the industry.  

I’m hoping to find more success in Phoenix, but as you stated, the old fashioned way may be my best bet.

Really looking for tips on what to do from investors who have been in this type of situation.

Any type of investment real estate anywhere in the US can be sold and replaced by any other type of investment real estate of any number of properties anywhere in the US.Washington to CA is perfectly fine.  

What type of real estate investing interests you?

REI type.  

I bet $1 this a bot. 

. $500 cash flow per month What made you interested in investing in this type of deal?