I know that I will only occupy a unit for a limited time, and the house-hack is just a way to get more favorable rates, better loan terms, and elminate, or severely decrease my housing costs today.I am sure there is someone on BP who has built some wild spreadsheet, or other model where you can actually calculate the value of no mortgage, but for me, as long as I am covering most, or all of my PITI while I am occupying a unit, and the deal works as a stand-alone investment deal, then I am done running numbers. 

In the past year, I have finally decided it was time for me to purchase a property and be an investor.

In my research it seems that some states have newer protections that can be built into the condo in the form of specific bylaws following a certain date(s)...I'm not sure about AZ specifically, but it may be something to research.

As far as determining if an area is "safe", for me it is less about statistics and more about spending time on the ground and getting a sense for it.  

Hello BP, I’m starting my journey into real estate and I’m trying to figure out what niches might work for me.

I was originally going to just get myself an agent but now I'm wondering if it would be beneficial for me to learn how to be an agent and get licensed?

That scenario just does not work for me.

I'm sure some will work for me directly, but mostly others as independent contractors/sub-contractors.

Someone referred him a few weeks ago for me and he is working diligently to get me some solid rates.

But your QI for the 1031 can form a holding entity called the Exchange Accommodating Title Holder and actually take title to the new property to hold it for you.