@Travis GuttingAssuming you are trying to keep things low-budget, here are some options:Driving for Dollars – Look for distressed properties and contact owners directly.

If they are low balls then usually you are asking someone to work for free as the fix and flip landscape is competitive for a low pay out.

, whether there's a high water table that encroaches on any underground utilities or foundations (and does that water table have significant seasonal water level variations), encroachments by roads or other improvements on your property, limitations imposed by easements or rights of way, etc.

Low barrier to entry, low taxes, landlord friendly, some amazing class A and B suburbs and a strong urban core. 

It all depends on your strategy, Phoenix is primarily a single family state so small-multi family is competitive with low supply.

I have a very low risk tolerance for stock and many other market driven vehicles. 

Using the appropriate amount of lights and mirrors is a pretty low-cost way to really make the space feel custom.Unique tile installation patterns such as vertical stacked or herringbone.

@Amir PortalFort Worth (Southside): Affordable entry points with growing rental demand due to development and school proximity.Arlington: A solid mix of price points and strong rental potential, especially near UT Arlington or entertainment districts.Focus on areas with rising population growth, job opportunities, and low vacancy rates.

Do you believe it will now be more cost effective to hold a license or do you believe the expenses will go up with what I assume will be a flight from the business by low producing real estate agents? 

Most of the stuff you can get at Home Depot or Lowes and get it the next day, so no delays once you decide on something.