After a year at staring at insurance data daily, AZ insurance rates are only increasing marginally, while most states are damn near doubling.3.

I couldn't save enough money for a down payment on my first real estate investment. 

so you're recommending that my starting point should be finding a real estate agent, utilize theirbknowledge to learn about the process, and get referrals for good loan officers.

@Frank Mongiello is a great choice for a real estate agent who works with real estate investors in South Florida and Central Florida

One book I recommend is "If You Can't Wholesale After This, Then I've Got Nothing For Ya" by Todd Fleming.

We want to do this transaction so we can upgrade our living space, have another rental (our existing house), and eventually rent out the new house (his house) after we grow out of it.

We host a free real estate meetup the first saturday of every month if you are interested in coming and meet some awesome real estate investors who are looking to do their first deal to savy seasoned investors.

After this advice I feel it is much easier to invest locally where you can become a “market expert” more easily.

We have been in real estate (long-term rentals) for over 20 years now and looking forward to hanging up the maintenance hat.

If you are all in $200k into a property  and it is worth $350,000 after repairs, then you should be able to receive all of your initial cost on a refinance using the new appraised value.