Still waiting for the day I find an agent who comes to me with deals and can speak to return metrics like COC return, etc

What kind of metrics are you looking for? 

I’m curious to know what kind of investment returns you’re expecting or experiencing in the current Phoenix Arizona metro area. If you’re willing, please let us know what your go, no-go thresholds are for both single ...

What part of the valley has the land cost metrics to most easily support the entry level housing development?

You're in it every day, know the neighbors, drive by open house signs and for sale signs all the time, so it makes the job a million times easier vs. starting with some other part of town you've never been in and know nothing about.Start with your neighborhood in Peoria (nice area) and then once you get the hang of it and know more about what kind of deals you're actually looking for, THEN you can start scouting other areas in Phoenix because you'll have the know-how to actually find the deals.Because right now, using a metric like the 1% rule will be useless to you because it's completely useless for higher property value states.

Sounds like you have a somewhat unique situation in terms of location and demand metrics in regards to the new acquisition.

Bidding wars are a regular occurrence.That said, the jobs and net migration metrics are in our favor.

What kind of metrics should I be using to compare opportunities?

Return meaning IRR, which factors in PP, which factors in cap rate as a return metric. 

The main metrics I use are cash flow, COC return and ensuring a property fits my BRRR criteria for purchase price.