If I were in your shoes, I’d focus on house hacking in Phoenix by exploring multi-family properties or using the BRRRR strategy with undervalued single-family homes.

The majority of homes are owned by homeowners not investors so they fail to put themselves in the shoes of a homeowner or look at data from the standpoint of being in the minority. 

I am a big fan of the Herringbone backsplash - looks super cool.It now comes standard in our homes.

My wife and I have become big fans of this strategy because we pay the interest back to ourselves. 

I'm a big fan of the Spring Branch area for being in the path of progress and future appreciation.

. Install new cement board on floor and tub surround.o Seal with cement tape and red guard Install new fan, light, mirror, vanity, and replace toilet lid. Remove old tile and install new tile. Install new hardware and replace any old drain and supply lines. Install niche and tile from bathtub to ceiling. Install new bathtub and GFCI outlet. Light and fan on same switch Install all necessary plumbingLiving Room Install sliding door board trim. Install spot lights. Install 3-way switches in the hallway, living area and staircase (where marked). Install new air vent covers.Hallway/Staircase Install 10-inch LED light. 3-way switch (one near kitchen other near bedroom) Place laminate with Metal bullnose Install spotlights over staircase and one at landing at the bottomo lights on 3 way switchesBalcony Paint railing. Replace lightBedrooms Install spotlights in bedroom (up to four per bedroom). Install new fan. Spackle, sand, and paint. Paint closets and shelving, ensuring proper installation of shelves. Install spotlight in walk-in closet.Outside Paint stair railing. Install or repair 2 doorbells. Install or repair 2 exterior lights.Materials Included Cement/hardy board, drywall material. Granite slab for countertop and bar. Kitchen sink (D shape). Setting materials (thinset, grout, drywall tape, red guard, etc.). Baseboards, door, and balcony trim. Plumbing materials (excluding fixtures). Fastener screws.Total labor cost: $13,000

Do you have a decent nest egg if things hit the fan? 

Thanks for the shoutout @Jonathan KlemmI live in Chicago but definitely a pretty big fan of Northwest Indiana.

Quote from @Mike Grudzien: Quote from @Collin Hays: We charge 20% in Tennessee, but if you’re an Alabama fan, it’s 40%

First of all, I have been in most of your shoes.