I'm thinking I can get a nice purchase price if I under cut the banks by 1% and offer 15% required down as opposed to the traditional 20%.

Just looking at Zillow I’m having a hard time making the numbers work between prop taxes, insurance, management on 20% Down vs cash currently earning 5% (albeit that 5% going away soon with rate cuts)  To be completely honest, there's not much right now that will give you decent cashflow without getting into a full rehab.

Located about 1/2 mile from the base of Sabino Canyon recreation area and Coronado National Forest, beautiful mountain views, cut-de-sac, very nice neighborhood.  

Public has little desire to see them cut and GOP has no desire to increase funding for this. 

It sounds like you may not be cut out to manage rentals in which case you should probably sell.

I would like to find a reliable wholesaler who has agreeable ARVs and Comps and leaves "meat on the bones", but of course still is able to have their fair cut of the deal. 

Over the course of a weekend—and fueled by beer, food, and sledgehammers—we completely cleared out the space.

It was a huge investment, but it cut the electricity cost by the full 2K per/mo all summer.

This aligns with my interest in passive income.I realize I am not cut out for the entire REI process of consistently finding multiple properties for particular exit strategies.

A HELOC comes with a variable interest rate and all signs are pointing to no further Fed rate cuts in 2025 - and there may even be rate increases.- So, you may want to consider locking in an interest rate via a 2nd mortgage.Do you have reserves for unexpected expenses?