The more research I’ve done and the deeper into the process I get I’ve noticed that I’m starting to lean towards appreciation instead of cash flow due.Is this a natural line of thinking?

Due to that small forest type of tress growing in that area including poison ivy plants (I spent lot of money few months back in clearing that area from all the those poison ivy plants and forest of big old trees grown over the years touching the roof and leaning towards building).

Have you been leaning towards traditional lenders, or are private and hard money options becoming more appealing?

In AZ the HOA can put a lean on the property.

A full bathroom is conveniently located off the mudroom beside the kitchen.

Plus the price points are closer to what I'm used to from Wisconsin.Another area I'm considering is Kern County, which isn't super convenient but may provide an easier entry into flipping around here. 

Whether it's a plumber, property manager, insurance agent, or title company, lean on other real estate investors that have worked with them.  

A full bathroom is conveniently located just off the mud room beside the kitchen.

more convenient and quickest . traditional financing isn't for every scenario .

I would lean on my partner/s for those.