Tried other things but can't make anything better since it gives me space, allows me to prioritize and delegate, and is practically free.

You can always leverage rentals within their ability to service the debt. 

I prefer AZ myself personally (lived in Prescott 4 years and Tucson for one and loved both places), but for many people NYC can’t be beat especially if they’re trying to make a name for themselves in careers in finance, art, theatre, music etc. it’s practically a requirement to live there for certain careers.  

No way lights are running up a bill by $250 in an apartment.

Basically if you are selling/buying a house that has been retrospectively licenced then that part for private use is ok, however if officially and practically if you wish to rent the place out on LTR or STR you are not allowed to ever use this space as part of your rental.

The ability to manage investments requires a desire.

How legit is their practice if you have an idea about it?

I just worry sometimes when I see too much gung ho... and maybe not enough practicality, so I try to step up and offer a little advice from my 7 years in the business.

Quote from @Frank Barletta: It is more cost-effective and practical to install a large-size TV and get the Nintendo, Super Nintendo, and Sega Mini consoles.It comes with games preloaded, legal, and each to swap in case something breaks. 

It's hard to harvest equity on these plays, unless you commit, long-term, towards very light leverage, as the only practical ways to benefit from the equity in your portfolio, if you plan to never sell it, only exchange it, for a lifetime, are to spend the cash flow, or cash out refi.