Hi Natalie, MTR's do seem to be struggling if that is the only focus for a property.

Best of luck as you focus and grow! 

Are you focusing on adding them in the general PHX area? 

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Even if cashflow isn't your focus, I would caution against a truly cashflow negative local property, where you're also not factoring in the cost of maintenance. 

Alternative Lenders – Look for private lenders or debt funds that focus on asset-based lending rather than borrower experience.

I would focus my attentions here and try to stay local (within a 4 hour drive) as the POH rentals require more engagement.Financing is a tough deal... but sometimes you can find those Mom and Pop operations with quite a few POH rentals that will work with seller financing on a reasonable interest rate with a balloon within 5-7 years. 

Don’t focus on buying or selling right away—just connect and build trust.Both brokers and sellers prefer doing business with those they know and trust.

Private Money or Hard Money LoanHow it works: Short-term loans from private or hard money lenders to purchase the lot and finance the construction.Benefits: Easier approval and faster processing, focusing on the property value rather than your income.Downside: Higher interest rates and shorter loan terms (typically 6-18 months).

Where we fit into the "turnkey" model is that our marketplace specifically focuses on newly built properties or renovated homes in good markets with property management in place so you are not having to try to self manage from a distance or build a team on your own.