Sorry... but I think everyone here is going at it the lesser way.Someone here said something absolutely correct. ahem and I quote:"the key to everything is locating truly motivated sellers.."

It has worked really well so far as my tenants are mostly low income and only seem to have cash (no bank accounts). 

That said, I've also had 4 tenants in 5 years so maybe its not really keeping anyone there.But my wife just emailed me back, and again said she thinks a 2-yr stability would be best.Deliberately pricing below market makes no sense, esp where rent as a % of home value (per your first post) is already low.  

I do not do any of that as it is low income to me.

Low life’s can be in any economic sector it seems.

Down payment be as low as 10% down for new investors. 

You are often low on the appraisal and you can't REFI without bringing cash to closing often an impossibility.The fix:- Make sure you agree to a price that is "market" with the seller. 

A good deal.Price was low, cash flow was high - but as i already had bought two units this year i had not build up too much Equity so i was not able to find 30 procent free cash....But i could not forget those two units...I believe i read somewere in this site on some of the good rules when you buy properties;If you cannot find the free cash there might be something Else you have that the seller would like to have....from you instead of cashIf there is something you really want to have... you might have to give something Else up... to get what your goal is...To make this deal happen -and as i did not have the free cash - i started thinking of what did i have - with value - and i was willing to Trade in this deal...I ended up trading in my lovely BMW :o) :o)The point is, that if i did not read these posts on this site - i would never had got the idea of Trade my car into a property deal.

. $100k profit on a flip definitely kills any potential BRRRR, when prices are this high and fully loaded cash flows are this low!

The Phoenix Metro Area has about 300,000 snowbirds every year with a MAJOR fiscal impact:https://www.bizjournals.com/phoenix/news/2017/07/17/this-country-s-tourists-contribute-2-4-billion-to.htmlSo the county's leadership would have to be absolutely in career suicide mode to push for something like this.