The foreclosure rates on HML are miniscule, relatively speaking. 

As Clint mentioned, there are a few SFH relatively close to campus that are reasonable.

It's all relative.

That said, Surprise isn't a bustling metropolis or anything, but you're definitely not getting land there for $111 per acre.Surprise is a relatively well-known city in the NW portion of the Phoenix area.

I wasn't sure which forum I might get an answer on, but since this relates to Commercial/Apartments.

Usually they're related to real estate or the subject matter of the podcast. 

So, I've got two separate, but related, situations as I plan my way through starting out.Looking to get into buy and hold/ rental /BRRR1) Both my brother in law and a very good friend are contractors. 

But it might be more passive, for sure.All depends on math, and that I do not plan much more than 10 years (if I will survive up:).If I factor the expenses (related to cost of the residental rental) 2,5%depr+1,5%ptax+2%insurance+management etc., that leaves me really small space to get the profit without appreciation.May be for commercial the numbers will look different.

While I can't provide details yet, I plan to use the Local Public Offering (LPO) as defined by the Final Adopted NC PACES Act Rules.Just a sidebar, the offering that I plan to submit is not directly related to real estate investing.

So I am relatively new to investing and trying to learn as much as I can, asking questions and meeting with experienced investors i'm ready to jump off the edge, but in my competitive market its hard to find a deal that matches my investing criteria. however I'm not letting this deter me from my goals I look at my automatic MLS alerts everyday and analyze deals as much as possible.