You may be better off trying to connect with some agents or other investors/wholesalers in your area and try and get off-market leads sent to you.

Then there you go.One thing I am looking to try to do but haven't done yet is buy something with zero down on seller finance, put the rehab on a 0% credit card, then refi the seller off in 12 months and pay back the card. 

Since she was a first time homebuyer we were able to save her 1% off her interest rate!

The seller does have an agent - I was hoping maybe I could get him to deal off market.

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.

One of the things I'm trying to figure out is if I'm better off getting a few lower cost properties or on higher priced property. 

Not looking to rent it out in the off-season currently.

I am always on the lookout for off market properties around the Sacramento area.

@Kyler Tarr first off, everything @Bruce Woodruff and @Steve K. said. 

There is another house about two blocks over that I have the opportunity to buy off market under market value.