. - Lastly, the colors are basic and I think we're seeing a shift where buyers aren't just wanting the black/white kitchens anymore, maybe try to find some accent pieces you can add in for cheap.

You aren’t creating new deductions, you’re simply pulling them forward so you’ll have less deductions in the future.

They should be willing to do a market analysis for you, that will educate you on the market.

However, if distributions are still ongoing or the final resolution is unclear, you may need to wait until 2025 or later when the loss is definitively established.Under IRC Section 165, worthless securities can be written off as a capital loss, but partial losses typically aren’t deductible until the investment is fully settled.

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

They aren't ignorant.

I mention this because there aren't as many multi family homes on the market in PHX as you'd think. 

FHA LoansIf your down payment savings and your credit score aren’t where you want them to be, an FHA loan could be your pathway to buying a home.

Is there any form of education you could recommend?

In regard to section 8, be careful with trying to get higher rents than market.Your best section 8 tenants aren’t stupid and are very sensitive to location.