I won't be investing in the riskiest/most supportable asset subclasses such as hotels, and tilt my portfolio the ones that have historically been more stable such as multifamily and single-family housing.

And make sure to account for the following expenses:1) Mortgage2) Mortgage insurance (PMI or MIP) or FHA Risk base3) Property Taxes4) City Taxes5) HOA (Home Owner’s Association) Dues and Fees and Assessments6) Insurance   a) Property Hazard Insurance (0.3-0.45%)   b) Flood Insurance   c) Earthquake Insurance   d) Umbrella Insurance7) Vacancy Rate (usually 8% - the equivalent to one month a year, or 5-6% if multifamily and/or if experienced, if not use 8%)8) Utilities (you’ll have these if your tenant is not covering them and/or during vacancy)   a) Water § Sewer § Garbage   b) Electricity   c) Natural Gas   d) Propane9) General Maintenance (usually 5%)   a) Upkeep § Landscaping   b) Snow removal   c) Repairs   d) New Appliances   e) Make ready10) Capital Expenditures (usually 5%, higher is the property is old and obsolete, less if fully rehabbed and all mechanicals and roof are new)11) Property Management (8%, even if you self manage, your time still has value and there might be a time when you'll want to be completely hands off or you'll not be able to do it, vacation, retirement, etc.), including...  

Housing is scarce in Flagstaff, so I believe any investment you make there (even for just a primary residence) would be stable and appreciate nicely.

At some number the "juice is worth the squeeze".Another thought is to reach out to a great property manager and pick their brain.Hope this helps.

Both have seen stable appreciation in home values, job growth, and population.

My boyfriend has had a stable income the last 6 months, however because of the nature of my job, (I get jobs from different companies 2/3 months at a time), it doesn't look great on paper.

New back door has also been installed and learned that 42" top cabinets are not off the shelf anymore so I have to go with 30" uppers.

After several different banks, I found a lender that we are now working with exclusively- he was a referral from our realtor.For the most part, I tell my realtor what I want to see when they come across as an e mail alert. 

I don't think the Real Estate Commission is going anywhere anytime soon (the ones that protect the public from brokers and agents).Maybe the REC will require all individuals that close more than a couple of RE transactions a year be licensed and they can hire on the out of business agents to monitor real estate e-commerce for violations and unethical practices.

@Federico Gutierrez  buying as much as we can in SV,  bought two 4 units on E 55th, 4 unit on Fullerton,  its all about pricing, ( to a point ) again buying what we can,,,,,,,,