If the answer is no then you have to change your strategy, meaning find a new city that can supply those types of returns.

Some of this may be a function of supply/demand in Austin too and lender's bullish nature on lending given what the regulators will allow them to do with this part of their concentration.  

What supplies do you provide?

This will likely keep interest rates lower, for longer, resulting in more attractive financing terms and more buyer demand (which, combined with supply constraints, generally means higher prices). 

Those things came with their own logistical problems in regards to well supply and septic use.

I am surprised by the current on-market deals as supply seems to be very limited west of the 15 highway and in Henderson.

As long as the total availability of money supply is not reducing, then the price of homes will continue to rise.

However the more volume you have the more of an emphasis your job will have on a contractors schedule.Phoenix is definitely a landlord friendly state, both on a lawful level and a supply/demand level.

This indicates a back log of supply. 

In general you can't get to this goal by buying a retail property off the MLS because if you could, everyone would buy them (i.e. demand would be high, supply would not increase and prices would go up)  Banks in general will finance around 80% of the fair market value of the property, so you need to pay 80% for a property worth 100%.