Investing in the Valley.
The numbers decide,
not the finishes.
I have invested in real estate since 2009, rentals and about 20 flips across several states, so I work with investors the way I want an agent to work with me. A property gets judged on rent, repairs, taxes, rules and exit before anyone falls for the finishes. This page covers how I screen a deal, the Arizona rules that cost rental owners money when they are missed, and how a 1031 exchange works at a high level.
Numbers first, then the walk-through
Every deal gets the same four passes before you write an offer. If it fails one, we say so early and move on.
Set the buy box
Areas, price, property type, the strategy and your exit. A clear buy box is what lets me say no to most listings for you, which saves you more time than any search.
Screen on the numbers
Lease comparables from the MLS, the tax bill from the County Treasurer, HOA dues and leasing rules from the CC&Rs, an insurance quote and a repair budget. You see each number and where it came from.
Walk it before you write
Roof, HVAC, plumbing, electrical and the foundation drive the budget more than the cosmetics. I walk it with that list, and the inspection period is there to confirm it.
Plan the exit
Hold, sell or exchange. The exit changes what you should pay, how you should take title and which repairs are worth making, so it gets decided at the start.
Four ways in, and what to watch
- Long-term rental.Leases of 30 days or more. Watch HOA leasing rules, the age of the big systems and the lease comparables on the street, not the ZIP code average.
- Fix and flip.Buy, renovate, resell. Watch the after-repair value against closed sales, permit requirements for the work, and the carrying cost of every month the house sits.
- Short-term rental.Stays under 30 days. Watch the city permit, state and city lodging tax, HOA rules and how many nights the area actually books. Rules vary by city.
- Small multifamily, 2 to 4 units.Duplexes through fourplexes. Watch separate meters, the condition of each unit and the existing leases you inherit at closing.
What owners miss
- Register the rental with the County Assessor.Arizona law requires owners of residential rentals to record their name, address and phone, the parcel and the year built with the county assessor, and to update it within ten days of a change. Owners who live out of state also name an Arizona statutory agent. A newly bought rental that is not registered faces a $1,000 civil penalty plus $100 a month (A.R.S. § 33-1902).
- No city rental tax on long-term leases since January 1, 2025.Owners no longer collect city transaction privilege tax on stays of 30 days or more. Stays under 30 days are still taxed as transient lodging (Arizona Department of Revenue).
- Security deposits have a cap.A landlord may not collect more than one and one-half month’s rent in security, prepaid rent included, and returns it with an itemized list of deductions within 14 business days after the tenancy ends (A.R.S. § 33-1321).
- Short-term rentals need a city permit.Phoenix, for example, requires a short-term rental permit and a TPT license, notice to neighboring properties, and the permit number in every listing. Other cities have their own rules, and an HOA can add more.
The basics, in plain English
A 1031 exchange lets you sell investment real estate and buy more without paying tax on the gain now. The rules are strict, and the clock starts the day the first property closes. I am not a tax advisor, so plan an exchange with your CPA and a qualified intermediary before you list.
- Real property only, held for investment or business.Since 2018, only real property qualifies. A home you live in, a second home or a vacation home used mostly by you does not.
- 45 days to identify.You name the replacement property in writing, signed, within 45 days of selling, delivered to someone in the exchange such as the intermediary.
- 180 days to close.You close on the replacement within 180 days of the sale, or by your tax return due date for that year if that comes first.
- Do not touch the money.Taking control of the sale proceeds before the exchange is complete can disqualify it. A qualified intermediary holds the funds. Your own agent cannot serve as the intermediary.
- Report it on Form 8824.Cash or other property you receive on top of the new property is taxed up to that amount.
Get deals that fit
Tell me what you are buying and I will send you MLS listings that match as they come on, plus any off-market property an owner agrees to let me share. I screen them against your buy box first, so you see fewer and better ones.
Investor questions
Do you work with out-of-state investors?
Yes. I can walk properties on video, pull the county and city records, and coordinate inspections. If you live outside Arizona, the rental registration law also requires you to name an Arizona statutory agent.
Do I owe city rental tax on a long-term rental in Arizona?
Not for periods since January 1, 2025. Cities can no longer tax rent on stays of 30 days or more. Earlier periods still had to be filed and paid, and short-term stays under 30 days are still taxed.
Can I use a 1031 exchange on a house I lived in?
A home used mainly as your residence, second home or vacation home does not qualify. Mixed-use situations exist, so ask your CPA before you list.
Do you share off-market properties?
When an owner who is not listed with any agent tells me they would sell and agrees to let me share it, I send it to investors whose buy box fits. Some months there are none. Listings in the MLS go to everyone at the same time.
What should be in my buy box?
Areas, price range, property type, strategy, whether you are paying cash or financing, and how soon you can close. The tighter it is, the faster I can tell you yes or no on a property.
Looking at a deal?
Send me the address and your numbers. I will pull the lease comparables, the tax bill, the HOA rules and the permit history, and tell you what I see. Call or text 480-485-4261.
Rental registration: A.R.S. § 33-1902 and the Maricopa County Assessor. Rental tax: Arizona Department of Revenue, residential rental guidelines. Security deposits: A.R.S. § 33-1321. Short-term rentals: City of Phoenix Planning and Development. 1031 exchanges: IRS, Like-kind exchanges, real estate tax tips and Like-kind exchanges now limited to real property. General information, not tax or legal advice. Checked 28 October 2026.