I am extremely excited to announce that I have completed and passed the Real estate Exams for the State of Arizona and now a Licensed Real Estate agent. 

My investor does not shy from the price at all, he calls me 3 times a week asking for high price deals, I got extremely lucky this week with 2 calls for houses over a million dollars.

That would give you a cash flow of around $4,000 on the extreme low end of each to $9,000 on a high end on each.

Use extreme caution when going out of state... look close to home first and foremost. 

Extremely ignorant in the Real Estate field "(an empty cup they say)" and experiencing what Bigger Pockets has to offer me.

I try to stay away from extremely sloping land.

My wife has zero desire to move, so it is extremely unlikely I will encounter a live in half/rent the other scenario. 

Materials are materials the reason things are 350 a foot there is labor and extreme profit form the GC and other tech subs.I will let you noodle it... :)

"That would explain the extreme pricing and realtor's behavior in not budging on the listing price...

I see a lot of duplexes like this one:http://www.realtor.com/realestateandhomes-detail/5...While that is a bit of an extreme example (a lot of them will pull ~1600 in rent), there are still a *ton* of duplexes out here that are nearly 300k and make ~.005% in rent.