I am not exactly sure if calculations are accurate and feel stuck with this decision, I would appreciate if someone could offer an advice or potential solution?

With fewer buyers in the market due to high rates, investors who move now have leverage to negotiate on purchase price, seller credits, and even off-market deals.The biggest mistake investors can make right now is waiting for perfect conditions.

I have enough unknowns, knowing exactly what the PM service will cost is a plus. 

Here are a few to watch out for:Property Condition: Most distressed properties need extensive repairs or renovations, which add to your initial investment.Competitive Market: With Phoenix's popularity among investors, competition for the best deals can be intense.Complex Deals: Foreclosures, auctions, or short sales are much more complicated compared to regular real estate transactions and usually require specialized knowledge.Tips to Successfully Navigate the MarketDo Your Research: Understand the local market conditions, including neighborhood trends, property values, and potential rental income.Build a Strong Network: Work with professionals who specialize in distressed properties-such as brokers, contractors, and legal experts-to make the best decisions.Assess Costs Carefully: Factor in the cost of repairs, holding costs, and any potential financing issues when evaluating a property’s profitability.Be Patient: Finding the right distressed property takes time.

And when the house was exactly like we wanted it to be, we moved out.

What condition in the house in?

.👀 Risk ManagementBoth investments require risk management:Stocks: Company performance, market conditions, economic factorsReal estate: Property maintenance, tenant quality, local market changesBut guess what?

2) 4% commission to sell covers what exactly?

To be honest, I'm not exactly sure how much money I would lose, purchasing a home is a very emotional thing for my, my wife and I find it really hard to get honest answers or comparisons from family or colleagues about how much money it would set us back, so I am only assuming the worst and hoping someone here can advise.

The "typical" off market seller is someone who thinks their house is in too rough of condition to sell on-market, but doesn't have the money to fix it themselves.