Ride this low tide wave in the market back up for the next 8 years. 

It’s like drinking from a firehose sometimes but it’s a fun ride. 

There are a number of providers who have stopped HELOCs on investment properties, but I expect that will change in a similar way that ARMs are in fashion again.  

Good tenants dont want their credit destroyed and know that they cant just free ride and it would catch up to bite them.

Thanks :)You have lots of financing options, but all of them will be negated if you don't pull permits and do the work in a "workmanlike fashion." 

If you've been in the game a while, you've probably dealt with similar scenarios.A seasoned investor with a healthy reserve and a large portfolio could ride it out.

My insurance company requires a "ride at your own risk" sign, helmets and my confirmation that the bikes are checked at each turnover for safety issues. 

Phoenix market is very tough right now, lots of CA money and out of state investors bought up in 2019 and are riding the wave of appreciation and cash flow which makes new inventory very unappealing with low ROI and cash flow if you're buying on the retail market (MLS, zillow, etc)Have you looked in Casa Grande? 

I have had a roller coaster ride with mines.

I'd say if you are buying it below market value and it is an area that has seen steady growth over time then generally you should be ok, but at this time in the cycle the idea is to be under leveraged to ride out potential flattening and softening of the market.