It's always inspiring to see fellow real estate professionals who are passionate about learning and sharing insights.Phoenix is a vibrant market with plenty of opportunities.

As far as rate is concerned, you can usually go about two points over the current rate (less closing costs for a seller financed deal so there is no real expense there) You need to make sure the borrower can cover that.

Guess I need to find a good real estate attorney as well

As a powerful organization, I would like to see Bigger Pockets become a leader in not simply educating real estate investors but leading the way in warning investors about the real estate guru pitfalls.  

I had moved away from flipping for several years, but my life circumstances have changed and, fortunately, real estate provides endless opportunities to pivot when needed.

This has got to be easy street buying tax liens and deeds.VIRTUAL wholesaling, VIRTUAL tax lien investing, VIRTUAL auction bidding…..REAL BANKRUPTCY! 

Your responsibility is the help the public in all their real estate needs.

I don't trust them and it so much more reliable to take a few minutes and look at your real competition to set pricing. 

Background: I'm live in south Mississippi and have been doing real estate deals for about 13 years(rentals, STR, fix and flip...).

I recommend reading “Long-Distance Real Estate Investing: How to Buy, Rehab, and Manage Out-of-State Rental Properties” - I found it to be very helpful when I got started investing 2.5 years ago.