Without diverging lets not forget that this low interest rate environment is also why the stock market is so grossly over valued.

I'm bullish on Metro Phoenix for the following reasons:1) population growth2) job growth - many companies are relocating entire operations here to capitalize on low cost of living, low taxes (corporate/personal/property), and friendly business environment.3) Low vacancy rates - rentals in 2-4 unit properties are in extremely high demand, often receiving multiple applications within days of listing.

There are plenty of deals all day long in the oceans we fish in.

For the wall studs, cut holes in the studs and fish the wires between the studs that way. 

There is a real humanitarian side of being a landlord, a real ability to help people, to get them back on their feet or to give them a place to raise their kids in a safe and clean environment.

Its good to see this environment welcome's our skill set.

How can I invest smartly in real estate in this high price environment?

Assumable mortgages are a great benefit for a Borrower in a low rate environment, especially at a long term fixed rate.

Finding assets to purchase in this low-inventory environment is easier said than done.

I also included a reference to the manager of a doggy daycare they’ve attended, so they have a professional reference to get an idea how our dogs are with other people and animals in a high energy environment.