I appreciate the varying advice people have given me already as it showcases their personalities, risk tolerance, and values.

., which will drive value to the area. 

Hi Rodney,Phoenix is on the higher end of the value, so it will generally be harder to cash flow but you can still certainly do BRRRRs. 

All-in-all, a great value.

Both have great public transportation access and are already seeing new development happening on the regular.What dollar value of a property can you purchase currently?

Someone who works in that market is going to be in a better position to answer your questions about resale as well as fair market value.

Whether to jump in now depends not only on interest rates but several factors including where you are financially, do you think values will increase or decrease over the next 2-5 years and will the investment provide you with a better return than investing the $ somewhere else.?

Property values had continued to drop in the area and in order to sell that home and move I would have had to pay someone to take it.

In reality my cash flow is poor (especially compared to the value) because I cash out and have cashed out a lot of money.As indicated cash flow improves quickly.  

A debt structure for SFR that's valued by cap rate as opposed to individual appraisal.Im open to speculative conversations but here is the scenario.Tenant: National tenant, operating 4000 leases nationally on single family homeswilling to pay 1% of gross value and sign a multi year lease.