My goal is to buy at least 1-2 income properties in the next year, likely outside of AZ due to the cap rates here.Assuming the big banks like Wells Fargo will not be nearly as competitive on rates as some of the smaller banks but there are so many options in Phoenix, not too sure where to start.  

I will call around and see what my options are to shop for competitive rates that are available through lenders.

After reading books and listening to BP podcasts, the most ideal investment strategy would've been house hacking via duplex/multifamily home, but seems like multifamily homes in Miami area are expensive, low supply and very competitive to find.

https://finance.yahoo.com/news...Raleigh is the 3rd most competitive housing marking in the US!

@Jordan Malara, I don't know the Colorado Springs market, but near me A/C is definitely a competitive advantage.As far as the WH goes, I'd replace that sooner rather than later.

A small retailer has such overhead and with internet competition makes it difficult to be rewarded for the time involved and financial committment.

Flipping in a tight market, where there is so much competition for value adds, is not easy. 

I don't know where all these people are coming from there is competition for apartments and there is building everywhere. 

Any recommendation for a lender(license in DC) who can give a competitive rate under 3.5 for REFI  to change the rate for an investment property?

100 percent you need to go off market, especially in a competitive market like where you live