Changing just the utilities and bumping rents really would change the whole picture, creating roughly a $600/month swing.

I could swing a 5-10% down payment from my savings and then use a heloc provided I can find a deal

I just saw a non golf course new build sell for like $300 a Sq ft whereas oak island can get $400+ a ft.

But in the slowing economy, operations matter and buffer the investment from market swings.  

If you can swing that and you can find a duplex or 3-4 unit that cash flows.

"High" should have the exact effect of a bigger price swing between low and high demand dates.

See there options, get to know the costs (huge price swings in quartz and granite) and tell them what your looking to do and they will point you in the right direction... at least it’s worked out well for me that way.

Phoenix area has a lot of golf courses, so they can experience humidity from the watering of those courses, and depending on where you are, it may smell like grass soup on a hot day (golfers' paradise). 

They always swing to far each direction before returning back to a middle ground then passing through to the other side.

😂 I would be an out-of-state investor and I don’t plan on coming up there to swing a hammer.