So you need to remember that there are about 4- 6 big box lenders that fund most of the Hard Money loans and then you have thousands of brokers selling their products and lots of times someone thinks they are dealing with a lender but they are not, they are dealing with a broker who has a lending sounding name and this broker is set up with an account at a few different lenders. 

Slow down and take a deep breath before making decisions especially where money is concerned you can sometimes be blinded and make bad choices. 4.

If you think you can buy a property in Detroit, or Cleveland for that matter, that's going to make you more money in long term appreciation than a property in Miami would, you've got to be a drunken idiot.

PHX has a hillside ordinance that's not that easy to navigate, so you may lose SF due to excessive slopes or what the ordinance dictates.I'd suggest doing a bit more research - can you get a survey of either property? 

My wife and I currently make more money than we did in our corporate careers but (legally) have not paid any federal income tax in several years. 

I believe we will continue to see this increase as more tech and energy jobs move into the area.There is a reason so much money is being pumped into the area.

Financial freedom requires:Your rental income must increase faster than inflation so you will have enough money to cover inflated costs in the future.

Strategies like REPS and short term rental loop hole can be complex and expensive to get wrong from a time and money perspective. 

Because you are literally guessing at market rent and the PM will…1) keep your application and denial process legal2) advertise, screen and place the new tenant faster and better3) probably save you more money than they cost you. 

@Trey Campagna without knowing much about your situation I'd say the first thing to do is to use a VA loan to buy a primary residence with as little money down as possible and the lowest interest rate available.