Based on what you’ve shared, I think you could go with Rooms to Go without an issue.

Stay disciplined and avoid rushing into deals without thorough due diligence.Resources for InvestorsIf you’re new to investing in distressed properties or looking to expand your portfolio, consider leveraging resources like:Local Realtors: Realtors specializing in distressed properties can assist in locating off-market deals and navigating complex transactions.Community Forums: Attend a local investor meetup or join online forums for the Phoenix market.Educational Tools: Search out webinars, workshops, or courses on investing in distressed properties.Final ThoughtsThe distressed property market in Phoenix is creating some excellent potential for the right investors willing to go the extra mile necessary to take on strategic risks associated with this category of real estate.

They have had many drawbacks in the past but they are quick to put out new features and do actually make changes based on comments in the forums.

Based on the knowledge and experience you have, would you consider this strategy if you had to go back at my age?

@Mike Dymskiagree - a lot of new investors are trying to pick a market based on solely on math. 

Another good thing about that is that you can do a cost segregation study based on the percentage of the house that is being rented to your house mates.

I can already see the deals starting to find me rather than me searching for a deal. 

While my sister and I will not have any issues based on our history and lives, the goal is to use this property as the learning ground for the final outcome: four duplexes---Structuring the property under an LLC or land trust could trigger a due-on-sale clause, so check with the lender before proceeding.

We are based in Milwaukee WI and have tenants from Milwaukee County and the City of Milwaukee and it's pretty much hurry up and wait. 

Search the BP for ADU appraisals to encounter numerous examples.