Builders often have an escalation clause built in that says something to the effect of “if material costs increase more than 10% during the time of construction, builder can raise the price to cover the difference”. 

You could even work with a real estate agent and find properties that are listed (although this is very tough right now with limited inventory).   

If I see several sources (what we'd call in the Navy "corroborating indications") that AZ is a tough market, I have a hard time convincing myself to look at it from a different angle.  

Anyway, I ask because I had a conversation with a co-worker that I would always try to work with someone that hit on tough times if I could, and a crazy idea like this might really put a smile on my tenants faces and better yet, provide even more loyalty to produce less tenant turnover. 

Study the materials needed for passing your states real estate licensing exam3.

To accomplish getting more time, one could use credit cards and credit from large box stores like Home Depot to buy materials on 30 day credit, but the labor is going to likely need to be paid right after completion from the contractor.

That amount of a deposit will just about cover materials and dump fees.

Clearly purchase price is too high, the HUD consultant gave contractor labor & material market quotes.

Your contractor could video chat with you while you take the call from home and explain the materials and installation method.

And because you're in Texas, you should definitely branch out to Oklahoma.However, and this really isn't directed at you but rather those in states like California, I think that too frequently people focus on that too much to the point that they miss killer deals everywhere.I live in San Diego and sure, California seems to be tough, but I don't think it's nearly as tough as people think it is.For the most part, if landlords treat tenants in California fairly -- which every tenant should be treated fairly no matter where they live -- they're not going to face too many problems.Even at the height of COVID, it was the slumlords that were having trouble collecting rent.