@Mike Ollison  Customer Realty work with a lot of investors @Elizabeth Nourse is the Broker/Owner, and she handles a lot of short sales, investor clients, and is a landlord herself.

Forget about Gilbert and probably Queen Creek and Chandler.  

Thank you @Caleb Heimsoth and @Elizabeth Wilson I went ahead and connected her with Memphis Invest a few weeks ago - we're on the same page!

Hi Elizabeth.

The area I'm looking at (Hollis, queens village) is relatively cheaper than other areas like the one I currently live in (Jamaica hills, briarwood) . 6 bedroom 2 family for around 600k with a good chance for appreciation as well as cash flow , and if not cash flow , will completely wipe out my rent .

This is a tough market to be a buyer which means less deals get done.Avondale, Gilbert, queen creek, peoria, cave creek have the strongest drop in CMI (most weakening markets)Market is weakening because supply is finally coming up in those areas“We want demand to stay high and supply come up to meet it” = lots of sales, still a strong market“We like weaker seller markets”Closed SalesClosed sales are in the past, supply and demand tells us where we are goingSales Price vs List Price should come down due to weakening signsIf you look at closed sales measures, we are still a frenzy (homes are still selling OVER list price)Overall 22% annual appreciation rate, 54% closing over list price, still selling at 101.9% of list price3 things you look for in a changing market:Price reductions – started 3 months agoDays on Market going up – started 2 weeks agoIncrease in Concessions – not moved yetConcessionsAlways spike at end of month (before COE)But hasn’t moved yet; should see this rise before market really changesAppreciationMedian sale price ($480,000) went up 2.1% over last month (still strong); up 22.3% over May 2021 ($392,500)Thus, prices are still rising.However, appreciation per s/f has already flattened month over month at $306.11/sf.

Does anyone have a property manager that they can't live without in San Tan Valley / Queen Creek Arizona. 

I have one in Queen Creek that has done incredibly well and I intend to take the money and run.

Originally posted by @Elizabeth C.

Thanks for the advice @Elizabeth Colegrove I'm beginning realize that BP has a tremendous amount of resources.