This is not nearly as strong of an offer, but may be worth a try. 

Your already in real estate just off buying and selling your first house so it should be a piece of cake.

BiggerPockets has always taught me (podcasts, webinars, etc) that I need to bake these into the cake, but if I'm not the one paying them, why would I factor them into my analysis?

@Ryan Bertolami In the Phoenix market it is getting harder and harder to find strong positive cash flow properties as the prices have gone up so much its hard to make the numbers works.

If it's strong enough, it will help you push through the obstacles. 

But even based on the January 2020 numbers, southern orchards still seems to be strong market to invest in. 

The market for rooms in a group house $700-$900 range and a studio $1,400 is very strong.

Very competitive but strong rents and appreciation. 

From the time Hawaii was identified as a strong possibility I began market research ( I did live in Hawaii for four years prior so it is not a completely new area for me), educating myself on marketing, building a real estate business, generating leads, the top brokers and agents in the area, successful business models and was to track leads.

Most people buy a rental or two, stick tenants in, and think everything's a piece of cake as long as the tenant pays rent.