AZ is not prone to major natural disasters so investing there is less risky with regard to those types of setbacks.  

Tons of people have the mini-consoles at home, but few have an actual arcade machine.After months of deliberation, we went with a 4-player machine from Quality Arcades with the track-ball and two light guns (ie, their top tier machine).

That's it, but a) print out a page for each property you think is comparable, b) make the list of repairs long and inclusive of everything you've done. c) Put larger items first like kitchen remodel......and don't just say 'kitchen remodel', list things like 'custom backsplash tile/Bosch appliances/recessed can lighting/pot filler/etc. d) Cite the price/value of the work done, and don't be afraid to be generous.

Then tell us the nature of your remaining questions and concerns as to each remaining aspect, so people can have intelligent, focused, SHORT, conversations with you on each issue you present. 

It's really unfortunate that people flash their wins on internet, and then other thousands of people naturally try to replicate that.

I normally recommend a turnkey single family home (3b/1-2ba)/ light cosmetic work single family as a 1st investment.

I unfortunately had gotten in a deal with the owners of the program, a few things later things started to come to light because of another situation.

I'm light on capital so paying a mentor isn't an option, but happy to split revenue (pay as I learn). 

I don’t think the competition in the smoky is light.

Here’s why:Affordability: You can find solid properties here well within your $200k–$300k budget.Cash Flow Potential: Indianapolis has a growing population, a diverse economy, and relatively low property taxes compared to some other midwestern markets like Cleveland.Investor-Friendly: Indy is landlord-friendly with strong rental demand, especially in neighborhoods near downtown, universities, and revitalized areas like Fountain Square or Irvington.If you’re open to a strategy involving light renovations, there are plenty of opportunities to add equity and boost rental income here.