I'm still focusing on small multi-families mainly 3-4 units.

Keeping rehab costs in check means focusing on high-impact upgrades like kitchens, bathrooms, and curb appeal, while avoiding over-improving the property.

Ironically, I was ready to let go of multifamily and focus on more lease options, but then my team finally got an offer accepted on a 54 unit.

Owners cannot recoup these costs through higher rents, meaning they are effectively being penalized for trying to improve their properties.Instead of discouraging responsible property owners who follow the permitting process and invest in meaningful upgrades, we should be focusing our efforts on ensuring that all renovations are done legally and safely.

Current goal is focused on growing a portfolio and reinvesting cash flows.

Stay disciplined, focus on cash flow, and you could achieve financial freedom in 5-7 years.Good luck!

*Aggressively paid down debt, focusing on loans with the highest interest rates and lowest balances that could be paid off the quickest, converting debt to cash flow.

Focus on areas like Mesa, Tempe, and Central/West Phoenix for the best balance of affordability and rental demand.

I know this is a personal liability/risk question, but I'd like to focus more on usual policies and prior cases if this would be sufficient to most?

Focus on high-demand rental areas (suburbs for multifamily, tourist/business hubs for STRs) and consider scaling with the BRRRR method to build passive income.