@Fabio CattolicoFrom my experience, balancing career growth, cost of living, and real estate goals is a smart move.

(May also cut significantly into the current cash flow on it)I know you mentioned not doing a HELOC on my primary, but wouldn't it be advantageous to have the ability to pay off the line of credit instead of be stuck in a payment that is much higher? 

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You may be priced just right, or depending on how small/large the property is, and where in Scottsdale it is located (North versus South), you may have a price growth opportunity. 

I don't have the ability to bake cookies and run them over.

Since you're focused on equity appreciation, consider long-term rentals in growth areas (e.g., Smyrna, Decatur, Marietta), new construction or turnkey rentals for lower maintenance, or small multifamily properties for stability.

Sherman does seem interesting though because of the lower cost and growth potential.  

I prioritize appreciation, tax benefits (rental property expenses, depreciation), ability to use leverage, and passing on generational wealth with real estate. 

I believe it is completely reasonable to have a clause in your lease that places a cap on utilities with any overage (proven by a bill) being the responsibility of the resident.Our clause states that any electrical bill (we don't have gas, and water has never been a problem) that is over double the same month's bill from last year will have the overage assigned as a fee.It is important to keep your bookkeeping straight if you do assess a fee.

Focus on job/population growth, zoning laws, and property availability to make the best choice.Good luck!