If someone is relatively happy where the are, the low interest rate they currently have will keep them tied to the property.

I'm not in a huge hurry as the cost of holding the property is low, so I'm taking my time to learn as much as I can and connect with the right people. 

the low income IE lowest price homes in any given MSA have a level of risk far greater than what newer or new investors can comprehend..

given your experience, I would assume that you're OK with a slight to moderate level of rehab?

That is a really low rate which is good so second or heloc would be better unless you didnt have the cash to get a second mortgage and the rate difference * cost of second home dont exceed the rate difference to your primary * principle left.I would lean fixed heloc then you could always refinance if rates go down.

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Really interested in investing in this market and would accept a relatively low return (or even a break even scenario because i believe in continued appreciation potential here). 

I've now used it twice.The program requires 10% down, must be a rental, no PMI, and has a very high standard of credit.Last I did it (Summer 2022), my rate landed in the low 5%.  

While they often require some level of repair or renovation, the potential for significant returns makes them an attractive option for many investors.Why Invest in Distressed Properties in Phoenix?

I never was able to coordinate a consistent quarterly meeting for planning, I never knew who to contact because they have multiple levels of their workers and people were constantly moving in and out of the organization.