Mortgage rates will eventually come down and also improve cash flow for any potential refinance for capital accessed now.

I mean no insult, everyone starts there.  

For example,  If the grill should start a fire would your insurance find you negligent?.

Agreed but improving..Not for STR though :)  Perhaps, but they are starting to take a page out of NYC in terms of residency requirements.https://www.steadily.com/blog/airbnb-short-term-rental-laws-...

We would love advice on were to start and how?

I am looking forward to doing that too eventually once our kids get older.

The tenant is obligated to all lease terms until a new lease starts.

Presumably it should be an animal that starts with a B...So I guess I'm beaverish or something on prices in my area in the next year. 

Now is a solid time to start strategizing your plan of attack before rates go down and AZ turns into a madhouse again. 

I just started a new job and therefore I would like to buy an investment property but I don’t know how to come up with the down payment.