Everywhere has its pros and cons so TXK is small comparatively speaking BUT less competition (shifting w/ West coast funds washing in...) and the mentality is more relationship based and that can be GREAT...

Being new to these strategies, we are in need of guidance and have a good friend and mentor who is more than willing to help but is shifting his efforts from Seattle to Arizona (Phoenix and surrounding areas).   

I have a dehumidifier running 24/7 with an automatic pump. 

Now that could very well be local, but the good $xxxx you need to look for are not automatically good, just because the property is local. 

In order for their to be a correction we need a dynamic shift in the supply/demand dynamic. 

If you're looking to grow your portfolio then you'll have a higher LTV 70-80% but once you have reached your portfolio goals, you slowly shift to maintaining your investments and most folks reduce their LTVs to +-50%. 

I've found all of my recent tennants through Zillow which automatically cross posts to their network. 

That is correct, anybody who joined after 20180101 is automatically in the new system, which receives a 1% match automatically, and 5% match if they contribute 5% or more.

I disagree with @Steve Morris, Zillow/Redfin are great tools; their automatic pricing tools are NOT great, but they do offer a simple metric by which to evaluate properties. 

The paradigm shifts that are happening in my mind are stretching my brain in such new ways of thinking and doing things.