In this game, there's always something! 

I am wondering if you are making some assumptions that just aren't true. 

Right now real estate is a different ball game.

The question being, does this still hold true for Arizona?

Now investors, especially the newbies, are chasing returns by going after higher risk investments - many NOT really understanding the true risks.Many more investors will be losing money and choosing to liquidate real estate - which will be buying opportunities for the better prepared investors.

From what I’ve learned, focusing on properties with under-market rents can be a game-changer.

Not true.  

I want to learn more. 4.99% for buyers is a game changer selling 6 new construction houses  You just buy down the rate for the buyer.

Then you hire a coach to accelerate your learning and take you to the next level.Using a sports analogy, it would be foolish to hire a basketball coach if your intent is to play pickup games every Saturday for fun.

On the flip side the clients I fund in my land deals are doing very very well in the foothill subdivision 50 miles or so west of the springs.. but thats the land game buy low sell high.. cant wholesale that stuff it needs to go on MLS to marketed and turn around time is generally 90 to 180 days but nice margins for my clients ..