If you're open to expanding your search, I also recommend checking Columbus OH - lots of deals that still bring positive cash flow and great appreciation potential.

Stay disciplined and avoid rushing into deals without thorough due diligence.Resources for InvestorsIf you’re new to investing in distressed properties or looking to expand your portfolio, consider leveraging resources like:Local Realtors: Realtors specializing in distressed properties can assist in locating off-market deals and navigating complex transactions.Community Forums: Attend a local investor meetup or join online forums for the Phoenix market.Educational Tools: Search out webinars, workshops, or courses on investing in distressed properties.Final ThoughtsThe distressed property market in Phoenix is creating some excellent potential for the right investors willing to go the extra mile necessary to take on strategic risks associated with this category of real estate.

You might choose not to renew leases, make improvements, and then raise rents after taking over.

I’ll admit the fear of failure and unknown holds me back regardless of goes many articles or reports I read or deals I look at.during this search hundreds and hundreds of ads come through for training/mentorship style groups.

Clear opportunity for improvement How did you find this deal and how did you negotiate it?

Quote from @Joseph Gary: Searching for a Multi-Family.

Although I don’t have experience in house flipping yet, I’ve successfully run a construction business back home.Due to the war, my family and I had to search for a new place to live.

I did a search on my own  to help them find it and I can't find any insurance companies offering quotes for the Los Angeles area at the moment.

Once the construction of the business building was far enough along (but no more than 180 days) that the price of the land and the amount of improvements you make on it are equal to the sale of your old investment property you take title to it and that would complete your 1031 exchange. 

In digging into the details through public record searches I find out that he has had 3 evictions, several drug convictions, and a violent crime.