My investable capital is a limited resource, whereas investment properties (with enough time, researching, and patience) is less so.- Management - Don't forget lease up/renewal fees...Lease ups can cost up to one months rent, with renewals being less costly.- Insurance - this cost will depend on the property but likely that it will cost more than $20/month by at least 2x.- Water/ Sewer - Should be able to charge back to tenants.- Interest rate - Feds raised rates again, so might be tough to find a non owner occupied (assumed due to your location) conventional loan @ 5%.- Confirm property taxes on the county website.Feel free to PM me if you have questions. 

Time to take a serious look at adjusting your personal life style.

Most lenders have limits on the cash amount of repairs to be escrowed.

Phoenix is extremely competitive, but that's because it's a hot market with a lot of deals.I would figure out which area fits your budget/lifestyle the best and go from there.I moved to Phoenix a little over a year ago from the Bay Area and I'll never look back personally.

It got us in the game and we worked with a great attorney on drafting the lease option agreement and structured our first Limited Liability Company.

Something that even if you completely botched the numbers on wouldn’t ruin your lifestyle.

The conventional loan limit, Fannie Mae/Freddie mac is 10 mortgages properties, after that you’ll need an in house portfolio loan or commercial loan.  

What makes a self-directed IRA custodian different is that they are not purely connected to the public exchanges and limited to investing in stocks, bonds and funds, but rather have the staff training and paperwork to document the IRA's investment in the more individualized transactions that occur when investing in real estate, notes and other non-traditional assets.

I was thinking in a limited scope and ARV of some local properties.

At the same time I have limited duty to the client.