We do lower rates, and I'm curios if others have run into a "floor price" below which you just get problem guests.

This is the BEST $100 you will ever spend, and if you listen to Amanda Han's tax book, you'll know it's also likely a business expense for you to write off :) https://biggerpockets.supercast.com/My perfect way to learn from the BP books is to listen to the audio book through the subscription above, then books that really stand out to me I go old school and get the physical copy so that I can re-read it, take notes in the margins, and put post it notes so key points are easier for me to re-reference in the future.

And what about that high school biology? 

@Nathan Harden- agree about OH ....I went to school at Miami U and lived in columbus area for a few yrs  ...many friends that still live there ......I live in Seattle proper ( near  Magnusson Park ...also  own  2  properties in Mason County ......father in law lives on  close to 10 acres close to downtwon Medina so we will be dealing with  figuring out the  best thing to do with this  as he gets  older ( he is  83 now) ...stay in touch

Germantown has plenty of opportunities, especially if you keep an eye on areas with improving infrastructure or schools.

Cap rates:  Cap rates have been expanding, but sellers think they will tighten. 

Im self employed, roughly make $130k gross anually, 1099 NEC , no debt at all, 740 credit score.  Want to get a loan for $250k in AZ

And while crime isn't out of control in either suburb, it is higher than the national average and the schools are medicore at best.

Local Institutions: We’re curious about schools, community centers, and other amenities that make certain neighborhoods more appealing to tenants.Additionally, we’d love to connect with:Experienced real estate agents who know the market inside and out.We’re eager to learn and truly appreciate any insights, advice, or connections you can share.

The schools are definitely great in Gilbert, which is always great for appreciation.