I have no use for this property and its a bit of a gamble in terms of zoning so I want to invest as little as possible, I just like the rezoneing process as its alot of fun dealing will all the crap that comes up so if I get my zoning Ill make a killing, if I dont Ill just donate the property to my church as I have no use for it.

I squandered my cash in the stock market (to the tune of 250k…) but I've stopped gambling in stocks, and now have a bit built up in my war chest for real estate investing and money from my 401k available for investing.

You'd like a cash-flowing property in an appreciating area or a property where you can force appreciation, but banking on organic appreciation is akin to gambling.

If the market isn't right for selling, hold onto it and keep collecting checks until it recovers.If you buy for appreciation, it's a true gamble.

You can buy for capital appreciation(which is a gamble), buy for cash flow, buy a REIT and play real estate like the stock market.  

So now, at this point, you are pretty much gambling on your flip if you use anything else except SW.

Some landlords might follow a similar guideline to yours, while others might have more or less stringent criteria for their reserves.Ultimately, the key is to find a balance that aligns with your risk tolerance, financial goals, and the unique characteristics of your rental properties.

MLS properties allow you to pick and choose based on more difficult to quantify characteristics.

well when you put it that way, makes it seem like I'm gambling, hahaha. 

While each of the cities you mentioned has its own unique characteristics and investment opportunities, I work with investors across Arizona so would be happy to answer any questions.