Well said! 

Well now it's empty and market rent is $1295 vs $1300 for Section 8/ HUD program.

She also just wrote a book for BP as well https://store.biggerpockets.com/products/self-directed-ira-i...

Water from the well has sediments and water forms a yellow lining in toilet.

It sounds like you're well on your way to creating generational wealth.

Successful flippers are:- Building relationships with reliable contractors- Ordering materials well in advance- Being strategic about which renovations will truly deliver ROI Regulatory EnvironmentRecent changes to Phoenix building codes have emphasized:- Stricter energy efficiency requirements- More rigorous inspection processes- Additional permits for certain types of renovationsBe prepared for longer permitting timelines than in years past.Financial ConsiderationsThe financing landscape has evolved significantly:- Hard money lenders are offering more competitive rates (7-9%) than the 12-14% seen in 2022- Several Phoenix-specific investment groups have emerged that pool resources for flips- Traditional lenders now offer more renovation loan products tailored specifically to the Arizona marketThe Bottom LineThe Phoenix market in 2025 offers solid opportunity for house flippers who approach projects strategically.

I'm definitely open and interested to venturing well outside SFH.

Be sure to call all prior landlords as well!

Well, those will need attention after every moveout.This is where your tenant screening comes in. 

My client's have been happy with the draw process and response times as well.