Due to the increase in home values and the above assumption, are you strategizing fix and flips or the brrrr method for your investments? 

I then want to use the stack method and double the property purchase every year until I reach 60 units, which will allow me to be in a position of financial freedom.

Have you used a different method to accommodate rising prices in your budget estimates?

My location is Phoenix, niche is small multifamily, strategy is househacking/BRRRR. 

Seems like it could definitely rent as-is, but a really good candidate for a cosmetic BRRRR inside, plus new roof (also pretty old HVAC). 

It sounds like you are trying to do a BRRRR.

Looking forward for my first BRRRR, now in May as soon as i find a property that will  make sense. 

It sounds like you have a pretty decent BRRRR on your hands, which is rare to find in Atlanta.

The method you discussed is definitely one of my options.

With a large enough down payment, you may be able to find something that works if the property is something you can afford.You can look into seller financing or getting a co-signer as alternative methods to getting a loan.