Also, @Connor Gillen is a great person to chat with as well. 

I'm also looking for some future investment properties so I'm always keeping my eyes open.As I said, I am new to the area, so check out with a Realtor (one of the guys here on BP of course :-).....I see a lot of opportunities just West of Surprise.

Are you personal finances under control? 

I use State Farm for my personal residence; it's bundled with my auto insurance.

We have zoom going on most of our in-person meetings.We are a nonprofit and focus on providing education for Real Estate investors.We have 10 or more meetings a month including the main meeting where we have a different speaker providing information on a RE topic.Check us out!

You could try driving for dollars.In general, the easier you make this person's life, the more valuable you'll be to them.

Be prepared to answer a lot of tough questions about the risks and the process in general.On the plus side, having to pay cash and be at the auction in person usually roots out the "know nothing" buyers that drive prices up.

Personally, we spent about a year and a half listening to podcasts, reading a bunch of REI books, and talking to experienced investors before we felt the time is right.

Now the debate of where rates "should be" would be based on the quality of product each person/owner offers. 

Biggest thing is to make sure the agent and title company are competent in Seller Financing, I personally close my Seller Financing deals with a title company who has a real estate attorney on staff.