But in 2013 I was presented with an off market property in Phoenix.

We have a few lenders that will go 90% LTC on flips and 80% LTV on rental properties in the OH market.

Assuming I could get ROI of 10% over 20 years investing in the market, what would you do?

Something like a USDA live-in flip might get you the capital to look at a 5% down multi or something of that nature.

If you have enough market data to support your income projections you should be good to go.Lenders don't like Airbnb's much though so maybe you can pitch it to them as a rental?

That might not be a lot, but as market rent and appreciation comes up good in 3-5 years, these properties will look like home runs.

@Kevin TurciosJoin local real estate clubs, attend meetups and events, explore online networks, connect with local realtors, analyze the market, and consider finding a mentor.

The host, Mike Jake, owned up to 150 SFH's in Colorado Springs at one point and grew his business from scratch by finding off-market opportunities and implementing several creative financing strategies. 

Different coaches specialize in different things, we specialize in accredited investors buying off market properties, with little down, for instance.

prior to rent control, I got rid of my poor tenants by raising their rents above market rent.