Material prices have continued to rise, particularly mechanical/plumbing supplies, but it's been gradual and no changes within reasonable rehab life cycles that are truly profitability altering.

Always looking to learn from people who see this stuff regularly.

Back in 2010 banks wanted to get rid of their REO before the end of the year, later it was short sales, today it's just regular sellers that are seeing the leaves turn, we may get the first night frost this weekend, showings are slowing down more and more every week - seller anxietly is growing.If you look at the chart you can see an over 10% swing betweeen highs and lows.

To find real flippers and build a reliable team, lead with value and tight filters: define your flip box, then post and ask at local meetups, investor FB groups, and supply houses for intros to GCs, agents, and lenders who’ve closed multiple flips this year; run quick interviews, verify with photos, permits, and past HUDs, and start them on a small, time‑boxed task to test communication, updates, and workmanship before giving bigger scopes.

i understand the best route is to form relationships at meetups with agents who can provide a pipeline of solid deals. i do call listing agents regularly to introduce myself and let them know I am looking to buy flips. i plan on repesenting myself as buyers agent to limit the selling costs as well. best of luck to you and your son as well! 

I regularly buy 80-120 year old buildings and the biggest expense I’ve had that was not planned for was putting in a new larger hot water heater in a location where the old one wasn’t quite keeping up.

Despite owning a condo they are not what I generally recommend due to fees and likely abundant supply when it comes to resale and renting. 

I’d love to connect with anyone who’s actively doing deals in the Phoenix or Greater Phoenix area.Are there any local real estate investment groups or meetups that people here attend regularly?

You'll want to make sure your realtor is real estate investor focused, not just for regular home buyers.

It sounds like you might be after a JV partner to supply the money while you handle deal source, rehab, tenant placement and management?