My 2 cents: it sounds like you've got to pick a lane and stay in it, become an expert, and level up in that lane.

Quote from @Guadalupe Batana: Great to have you here Kolby, do you have experience with out-of-state investing already or mostly stay local? 

Personally, I airbnb half of my house, individual rooms, and stay nearly 100% booked.

I've been trying to stay in the north part of Fort Worth. 

In order for you to make a good decision to stay in real estate and do a 1031 if selling that AZ property is warranted.And at the end of the day there is the crystal ball factor :)

I have a bachelors in Construction Managements and run substation electrical jobs for a living while my wife is a stay at home mom with the kids.

Staying informed about local policies is critical.Opportunities to LeverageLess Competition: Many investors are sitting on the sidelines right now due to fear or uncertainty.

Many illegal immigrants have been in the country for many years and live with families or friends that may not need to vacate housing because other will stay. 

They've also said that you'll need to show something to prove that you've had at least one 2+ day guest stay in the last 6 months (to be grandfathered in), and recently have assured that your permit will be transferable should you sell the home.

It sounds like you’ve navigated some serious challenges while staying committed to your long-term investment goals, which is a testament to your resilience.The current market definitely presents challenges, but it also holds opportunities—especially for investors who take a strategic, long-term approach.