A paid off property throws off more cash than a leveraged property.

@Shayan Sameerif you are putting down 20% cash but borrowing 80% from a HELOC, i still think you won't cash flow.i also get nervous when people throw out entire states. 

Just throwing ideas out there.

I don't recommend throwing the baby out with the bath water, and definitely make sure you understand the nature of the Mentor you choose.BP is a great resource to meet some amazing people. 

Whereas curtains you can easily throw in the washing machine.

Make a plan that eventually leads to owning property that throws off cash after you purchase it.

so, you're maxing out debt service which makes it tougher to cash flow.with that said, no matter the purchase strategy, you should always make sure you're using actual numbers, and not random assumptions.for example - some people will throw out '10% for capex.' 

Maybe you could just throw it in a garage or storage area.

Instead of throwing your deal out to a bunch of strangers on the internet, I recommend you do your research to find a local expert with 20+ ACTIVE years in real estate in your market.

(As AZ and your current state will fight over who gets to tax your gains with the federal government.)I have to throw most of the shade on your horrible tax guy/cpa who didn’t tell you renting it out was a $50-$100k mistake.