If (when) builder's margins return to pre-pandemic levels, home prices could realistically fall by double digit percentages.

It's not a dig - it's a refocus/directional play. 

Alice, I've used lenders that have a presence in the market I am investing in.  

Any city with double digit growth in the past 5 years will do well San Fran San DiegoVegasDenverDallasAustinMinneapolis NashvilleAtlantaTampaJacksonvilleCharlotteOrlandoMiamiCharlestonDCAnd - your home town Phoenix.You're in a great market for flips.

For example how's your Social media presence, are you going to meet ups and/or other places to network with other investors (maybe they will send you properties to co-wholesale)  and give out business cards to ppl to let them know who you are and what you do.

Jennifer, I know Myrtle Beach has a strong military presence, might be an option for buy and holds and flips.I would make sure the house is able to qualify for VA financing when its completed. 

Then I went to a meetup where the guest speaker was the guy who shot the XRF gun at my properties to test for the presence of lead.  

I could dig it Scott!  

Gonzales (Broker) has been a great honor, and due to their presence, Icon Realty services have exemplified professionalism in representation, the main philosophy that we strive for.

@Justin Rickson nice to meet you, digitally of course.