I’m also based here in Phoenix.

Turns out clients of agents  like vibes, not results, and pick Realtors in really weird ways. It makes their value really stupid. The Realtors who make the most money do the worst jobs. It's what the clients want. 
I ...

We’re a Miami‑based family in a sizable HOA single‑family home (not duplex‑convertible).

Should I base the negotiations on a 2/2?

Many builders use incentives to remain competitive while maintaining base pricing for valuation purposes, but I agree that transparency and long-term affordability, including property taxes, are crucial.I’d be happy to keep an eye out for any upcoming opportunities where builders may be offering price reductions or more favorable terms, and I’m always here to help you navigate through those options when the time is right.Let’s stay in touch and revisit when you’re ready to explore what’s available!

"It might be based on them having high expectations of agents and their ability to sell""What prevents an agent other than lack of integrity in setting proper expectations of a realistic price for buyers?"

Quote from @Volodymyr Flis: Can you explain a little about the process of getting a Heloc based on the situation you mentioned?

Right now I’m really focused on opportunities in the Midwest and Southeast - markets where turnkey rental options are still accessible, especially for investors looking for stable cash flow, solid cap rates, and long-term appreciation potential without having to manage heavy rehabs or local teams themselves.Always happy to stay in touch and exchange market insights.

The buy & hold strategy with scaling into a holding company is a solid plan for long-term wealth, and the Midwest (especially Indiana) has some great opportunities for exactly that.I’m based in Memphis, TN, and work with investors across different markets to help them build portfolios that cash flow from day one.

My thought: This appeals court judgement seems so out of touch with reality, for me.