Personally, I would never live in PHX, but that is all personal biases (I prefer seasons and greenery), and clearly lots of people choose to live in PHX.At the end of the day, I would argue market selection almost only comes into play when you are talking assets that cater to institutional buyers that have to get investment committee sign off. 

Purchase price: $73,000 Cash invested: $25,000 I was charitable landlord renting to single mom below market rents.

Quote from @Brendan Jones: For the homes, and or properties that you will use as a primary or a rental property one big thing I look for is infrastructure in the area, extrinsic value (I.e. hospitals in the area, schools, and job market), and the last thing is creature comforts for people (I.e. is a store to get groceries 1 hour away or 2 minutes away).

Some renters may hesitate, but if the rental market is strong and insurance is covered in your numbers, it can still work.

Are the tenants paying market rents?

Honestly, unless you’re in a high-end market where buyers or renters expect it, dropping thousands on a sprinkler system probably isn’t your best ROI move—especially if the property has been sitting for months.

It's a super affordable real estate market where you can still find deals that hit the 1% rule and positive cash flow/great cap rates.

Quote from @Bud Meacham: The market is very competative in California.

And yes it sure isn't what it seems, especially in this market.

Hello Jaycee, I would say around $250K in the current market...