We invest for long term buy and hold in good areas B+Due to extreme highly demanding W2 jobs we are looking for credible FULLY vertically integrated turnkey companies to partner with.

@Travis Boyd Outside of instances where FHA or other extremely advantageous financing options exist I am a proponent of the LLC for investment real estate although the liability piece is overstated.

.- They are extremely manipulative in their sales approach.

I just don't see you being able to do a whole lot to allow you to sell it quickly outside of lowering your price to something extremely compelling.  

They sold two appreciated duplexes in Dallas and we turned them into 8 units in Mesa, AZ with higher cash-flow, and much closer proximity to Southern California.I'll add to your Phoenix "pros" list:1) Landlord friendly rental rules2) Easy evictions in < 30 days3) Rents are rising faster (on a % basis) than many other metro areas4) Low property taxes (and the property taxes don't sky rocket after a purchase as they do in CA)5) Very low vacancy and extremely high tenant demand.

Gatlinburg and Pigeon Forge are both extremely strong right now , with most people overpaying in the years that you mentioned and simply not KNOWING OR CARING  how to properly run a top notch Air BNB. 

I am extremely outpriced in my market, and I am a first time home buyer.

Very disappointed.

Extremely sexist.

The extremely hot summer has subdued the demand this month though.