Neighborhood guides, market insights, and seller strategies from a Top 1% REALTOR® who has been working this market for over 25 years. No fluff. No algorithms. Just experience.
Rentals, short-term rentals, 1031 exchanges and flips. Ryan invests in and renovates Valley homes himself.
July 15, 2026
Advanced Arizona 1031 exchange guide 2026 — beyond the basics: QI (Qualified Intermediary) vetting checklist, boot math and how to avoid it, reverse 1031 and build-to-suit construction exchanges, DST (Delaware Statutory Trust) as replacement property, AZ dry-funding coordination with the 45/180-day timeline, tax savings analysis at 4 price points ($500K-$3M gains). Covers AZ non-disclosure state impact on exchange appraisals, DSCR loan on replacement property, and Ryan's investor strategy framework.
Read Guide →August 2026
Complete Arizona 1031 exchange guide for 2026. 45-day ID rule, 180-day close deadline, Qualified Intermediary requirements, Delaware Statutory Trust options. Expert…
Read Guide →July 23, 2026
Arizona ADU guide 2026 — ARS §9-461.16 preempts local ADU bans (no Arizona city can prohibit accessory dwelling units). Complete guide to all 5 ADU types (detached guest house, attached addition, garage conversion, JADU, prefab), city-by-city 2026 rules (Phoenix 10,000 sqft lot/1,000 sqft max / Scottsdale 1,200 sqft / Mesa 800 sqft), construction cost ranges ($47K–$280K), 5 financing options (HELOC, cash-out refi, FHA 203k Standard, HomeStyle, DSCR), rental income projections ($950–$2,200/month long-term; event-week STR premiums $300–$800+/night Scottsdale), 6-scenario ROI table, and HOA CC&R STR restriction analysis.
Read Guide →June 30, 2026
Arizona is one of the most STR-friendly states (ARS §9-500.39 prevents city bans) yet HOA CC&Rs can still prohibit Airbnb. Covers Scottsdale's WM Phoenix Open surge pricing, DSCR loan qualifying, revenue math for Old Town condos, and the HOA due diligence steps that prevent the #1 investor mistake.
Read Guide →July 14, 2026
Arizona Airbnb investment guide 2026 — ARS §9-500.39 STR preemption law, HOA CC&R restrictions, top short-term rental markets (Scottsdale, Sedona corridor, Cave Creek, Fountain Hills), AirDNA revenue projections by zip code, DSCR loan qualification, and Ryan's investor acquisition strategy.
Read Guide →July 14, 2026
Arizona Airbnb and short-term rental guide 2026 — ARS §9-500.39 state preemption of local STR bans, HOA CC&R restrictions (CCRs CAN restrict STRs), Scottsdale STR license requirements, AirDNA revenue data by market, DSCR loan qualification for STR investors, top AZ STR markets by revenue potential, and tax treatment of rental income.
Read Guide →June 20, 2026
Attached vs detached casitas, Arizona ADU law (HB 2094), permit requirements, HOA restrictions, $80K–$200K build cost, rental income potential ($700–$1,400/month long-term or Airbnb), and impact on appraised value.
Read Guide ›June 24, 2026
Phoenix CRE 2026 — industrial cap rates, multifamily supply, NNN retail, medical office, 1031 exchanges, and how to scale from SFR to commercial.
Read Guide →July 14, 2026
Arizona DSCR loan guide 2026 — DSCR calculation mechanics, full requirements table, DSCR vs. conventional comparison, LLC vesting strategies, AZ landlord-law advantages, submarket DSCR viability table, STR considerations, and BRRRR strategy.
Read Guide →July 23, 2026
Complete Arizona hard money loan guide 2026 — rates (9–14%), top AZ lenders (Level4 Funding, Broadmark, Kiavi), fix-and-flip deal analysis tables, BRRRR step-by-step with numbers, AZ trustee sale process, ARS §33-801 deed of trust framework, risk management, how to qualify, and when hard money beats DSCR or conventional for Phoenix metro real estate investors.
Read Guide →July 27, 2026
In Arizona, land value is water value. The complete 2026 guide to raw land & acreage — AMAs, state trust land auctions, zoning, utilities, and financing.
Read Guide →June 27, 2026
How Arizona State Land auctions work, how to evaluate raw land near the TSMC corridor, water rights requirements, and the risks every land buyer needs to know before bidding.
Read Guide →July 1, 2026
The complete Arizona rent-to-own guide — how lease options work legally, the true cost of forfeiture risk, the price-lock trap, HOA restriction warnings, and why FHA, HOME Plus, and VA loans are almost always a better path for buyers who aren't mortgage-ready yet.
Read Guide →July 1, 2026
Arizona's 1.4M seniors and 50,000+ annual retirees arriving make senior housing one of the strongest investment theses in the state. Learn all 5 facility types, ADHS BRFL licensing under ARS Title 36, small residential ALH profit analysis ($96K-$240K/year NOI), SBA 7(a)/504/HUD 232 financing, and the top 5 Phoenix metro sub-markets for new development.
Read Guide →June 21, 2026
FHA house-hacking a duplex, DSCR loans, ADU rental income, 1031 exchanges, and ARS landlord-tenant law — the complete Arizona multi-family investment playbook.
Read Guide →July 15, 2026
Arizona small multifamily investing guide 2026 — 2–20 unit properties in the Phoenix metro. No rent control (ARS §33-1329 preemption), 30-day eviction process, 2.5% flat income tax, and 0% state estate tax make AZ the best landlord state in the West. Cap rates by submarket: Tempe/ASU 4.5–5.5%, Chandler/Intel 4.8–5.8%, Phoenix core 4.2–5.2%, West Valley 6.0–7.5%. Value-add strategy, ADU addition guide, DSCR and commercial financing options, and Ryan's multifamily due diligence checklist.
Read Guide →June 23, 2026
Arizona landlord guide — ARS §33-1321 security deposit limits, eviction process ARS §33-1368, TPT on rent (Phoenix 2.3%), PM fees 8-12%, STR vs LTR comparison.
Read Guide →June 21, 2026
Mesa cash flow models, Gilbert appreciation play, cap rates by city, ARS Title 33 tenant laws, property management fees, and the real math behind Arizona SFR investing.
Read Guide →July 15, 2026
Buckeye AZ rental market guide 2026 — fastest-growing US city, SFR rents $1,600-$2,200/mo, vacancy 6.5%, BTR (build-to-rent) institutional competition rising. Luke AFB BAH rates drive military rental demand. SCRA military clause essentials. Johnson Utilities vs. City water risk analysis. Festival Foothills, Tartesso, Verrado submarket breakdown. CFD assessment table, spring training short-term rental (MTR) math, and cap rate by neighborhood.
Read Guide →July 15, 2026
Chandler AZ investment property guide 2026 — Intel Fab 52/62 ($20B, 12K+ employees) drives perpetual rental demand. SFR cap rates 4.3-5.9%, SFR rents $1,800-$2,600/mo. Top neighborhoods: Ocotillo, Pecos/Sun Groves, Dobson Ranch, Fulton Ranch. True cost analysis including CFD assessments, HOA restrictions on rentals, DSCR loan qualification, Chandler USD school premium on rents, and Ryan's top 5 Chandler investment plays for 2026.
Read Guide →July 15, 2026
Chandler AZ rental market guide 2026 — SFR rents $1,800-$2,600/mo, vacancy 5.6%, cap rates 4.3-5.9% gross. Intel Fab 52/62 drives tech renter demand. Top investor neighborhoods: Ocotillo, Dobson Ranch, Pecos, Sun Groves. ARS §33-1301 landlord-tenant law, HOA rental restrictions, CFD impact on returns, property management fees, and Ryan's top 5 Chandler rental neighborhoods by yield.
Read Guide →July 15, 2026
Gilbert AZ investment property guide 2026 — Intel Fab 52/62 ($20B, 12K+ employees) drives perpetual tenant demand. Honest cash flow model (SFR cap rates 4.1–5.6%), DSCR loan analysis, BRRRR strategy in Gilbert. Tenant demographics: tech workers, young families, Intel contractors. School district impact on rents (GUSD vs. Higley USD premium). Gilbert vs. Queen Creek investment comparison. AZ landlord-friendly law (no rent control, ARS §33-1301), HOA rental restrictions, Ryan's top 5 Gilbert investment plays.
Read Guide →July 14, 2026
Gilbert AZ rental market guide 2026 — SFR rents $1,900-$2,800/mo (3br), condo $1,500-$2,100/mo (2br), vacancy rate 5.8%, cap rates 4.2-5.8% gross. Top rental submarkets: Agritopia, Power Ranch, Val Vista Lakes. Demand drivers: Intel Chandler hiring, Banner Gateway medical, Gilbert schools, family relocations. AZ landlord-tenant law (ARS §33-1301+), HOA rental restrictions, CFD impact on cap rates, property management fee analysis, and Ryan's top 5 Gilbert rental neighborhoods by yield.
Read Guide →July 15, 2026
Goodyear AZ rental market guide 2026 — SFR rents $1,750-$2,350/mo, vacancy 5.9%, strong Lockheed Martin defense sector demand. Estrella Mountain Ranch lake-view premium analysis. PebbleCreek HOPA 55+ rental nuances. Spring training hybrid LTR/MTR strategy (Cleveland Guardians at Goodyear Ballpark) showing 19% income boost. Litchfield Park USD schools. Luke AFB 15 min. Palm Valley corridor vs. Estrella comparison. CFD disclosures and cap rate table.
Read Guide →June 23, 2026
Complete Phoenix East Valley investment property guide — cap rates by city, best areas for LTR vs. STR, property management options, HOA rental restrictions, and 1031 exchange opportunities.
Read Guide →July 14, 2026
Mesa AZ real estate investment guide 2026 — 12 zip code profiles, light rail corridor strategy, spring training STR income analysis, Boeing/Lucid Motors employment anchors, Gateway Airport corridor appreciation, and Mesa's cash flow vs. appreciation tradeoffs.
Read Guide →July 15, 2026
Mesa AZ rental market guide 2026 — SFR rents $1,650-$2,200/mo, vacancy 6.1%, cap rates 4.2-5.5%. 7 demand drivers: Boeing Mesa (Apache helicopter), ASU Polytechnic, Banner Gateway Medical, Textron/Bell, TSMC commuters. Eastmark, Downtown, Las Sendas submarket breakdown. AZ landlord-tenant law (ARS §33-1301+), Valley Metro light rail investment zones, and Ryan's top 5 Mesa rentals by yield.
Read Guide →July 31, 2026
Paradise Valley is Arizona's most prestigious luxury market. Here's how to evaluate investment opportunities in the 'Beverly Hills of Arizona' for 2026.
Read Guide →July 15, 2026
Peoria AZ rental market guide 2026 — SFR rents $1,700-$2,400/mo, vacancy 5.8%. TSMC Deer Valley 50K+ jobs drives north Peoria demand. Top submarkets: Vistancia ($1,900-$2,600), Arrowhead ($1,800-$2,300), Lake Pleasant ($1,700-$2,100), P-83 Entertainment District corridor. Honeywell/USAA employers. HOA rental restrictions by community, CFD assessment impact on cap rates, and Ryan's top Peoria rentals by yield.
Read Guide →July 31, 2026
Short-term rental laws, ARS §9-500.39, best ZIP codes for Airbnb ROI, and how to buy a cash-flowing STR in the Phoenix metro.
Read Guide →July 15, 2026
Phoenix metro best investment neighborhoods 2026 — data-driven ranking of top neighborhoods by cap rate, appreciation, and rent growth. Top picks: Eastmark Mesa (new construction appreciation), Tempe near ASU (student/professional demand), Chandler Intel corridor (institutional employment), North Peoria TSMC commuter zone, Central Scottsdale medical district, West Buckeye (highest yield, lowest entry). Risk-adjusted returns, CFD disclosure, HOA rental restrictions, and DSCR investor strategy.
Read Guide →July 23, 2026
Phoenix duplex investing guide 2026 — FHA house hacking (3.5% down, live in one/rent one), DSCR vs. conventional vs. VA duplex financing comparison, pricing by submarket (4 market cash flow analysis table), AZ landlord-tenant law, ADU duplex hybrid strategy, STR vs. LTR income on the rental unit, and step-by-step guide to buying your first Phoenix duplex to eliminate your housing cost.
Read Guide →July 9, 2026
How to buy, finance, and renovate a fixer-upper in Arizona — from 203k loans to contractor bids to the real cost of renovation in the Phoenix market.
Read Guide →July 15, 2026
Phoenix metro foreclosure investing guide 2026 — a different market than 2010–2012. Foreclosures <1% of active listings, but trustee sales, REO, and distressed opportunities still exist. How AZ trustee sales work (ARS §33-807 — no court, 90-day notice, sold at Maricopa County courthouse steps), buying at trustee sale (cash only, AS-IS, no inspection, title risks), REO bank-owned (standard purchase process, inspection allowed, lender AS-IS addendum), ARS §33-814 redemption rights, how to find deals, and Ryan's investor screening criteria for distressed Phoenix properties.
Read Guide →July 31, 2026
Phoenix ranks among the nation's top markets for real estate investors. This guide covers the best strategies, submarkets, and property types for 2026.
Read Guide →June 27, 2026
The complete investor's guide to Phoenix buy-and-hold rental property — cap rates by neighborhood, DSCR loan mechanics, AZ landlord-tenant law, eviction timelines, STR rules under ARS §9-500.39, and Ryan's honest take on where the real opportunity is in 2026.
Read Guide →July 15, 2026
Queen Creek AZ rental market guide 2026 — SFR rents $2,000-$2,900/mo, vacancy 5.4%, cap rates 4.0-5.5%. TSMC/Intel commuter corridor drives demand. Maricopa vs. Pinal County landlord law differences, QCUSD school premium, Encanterra and Meridian luxury submarket analysis, CFD assessment impact on investor returns, and Ryan's top Queen Creek investment communities by yield.
Read Guide →July 14, 2026
Scottsdale real estate investment guide 2026 — luxury STR analysis (Old Town premium pricing), long-term rental cap rates by neighborhood, DSCR loan strategy, 1031 exchange opportunities, Scottsdale luxury market trends, tech employee renter demographic, TSMC corridor impact on north Scottsdale demand, and off-market acquisition strategies.
Read Guide →July 15, 2026
Scottsdale AZ rental market guide 2026 — SFR rents $2,200-$3,500/mo, luxury $4,500-$8,000/mo, STR (Airbnb) $150-$400/night. Vacancy 5.2%. Medical professional demand (Mayo Clinic, HonorHealth), corporate relocation renters, seasonal snowbird market. ARS §9-500.39 STR law, HOA STR restrictions, luxury condo vs. SFR investment comparison, and Ryan's top Scottsdale rental submarkets by strategy.
Read Guide →July 1, 2026
Six neighborhood cards, lock-and-leave lifestyle, 2nd home vs investment mortgage, IRC §280A 14-day/10% rule, STR event calendar, and beneficiary deed (ARS §33-405).
Read Guide →June 30, 2026
Scottsdale is America's premier STR market. Discover ARS §9-500.39, local permit requirements, HOA CC&R pitfalls, revenue data by property type, and how DSCR loans fuel Scottsdale Airbnb investing.
Read Guide →June 23, 2026
How to buy, set up, and profit from a Scottsdale STR — income projections, WM Phoenix Open premiums, HOA rules, and permits.
Read Guide →July 15, 2026
Surprise AZ rental market guide 2026 — SFR rents $1,700-$2,300/mo, vacancy 6.0%. Spring training MTR income boost (Cactus League). Sun City Grand HOPA compliance nuances. USAA 5,000-employee campus drives professional renter demand. Marley Park, Prasada, Surprise Farms submarket comparison. Luke AFB 10 min (VA and military tenant pool). ARS §33-1301 landlord law, HOA rental restrictions by community, and Ryan's Surprise investment playbook.
Read Guide →July 1, 2026
The complete Tempe investment guide — why Tempe's landlocked geography creates a structural supply constraint that drives appreciation; ASU's 80,000+ enrollment as the permanent rental demand engine; neighborhood-by-neighborhood investment analysis (University District, Mill Ave, Tempe Town Lake, Broadmor, Warner/Elliott South Tempe); STR demand calendar with monthly rate and occupancy data; DSCR loan analysis; house hack mechanics with HOME Plus DPA example; and a 10-year portfolio-building roadmap.
Read Guide →July 15, 2026
Tempe AZ rental market guide 2026 — metro's lowest vacancy (4.9%) driven by 80K+ ASU students. SFR $1,750-$2,450/mo, condo $1,400-$2,100/mo. 6 submrkets: Mill/Downtown, McClintock/Baseline, South Mountain, ASU campus edge. Corporate demand: State Farm 20K employees, Carvana, GoDaddy HQ. Light rail premium 8-12%. AZ landlord law, student lease strategy, and cap rate by submarket.
Read Guide →July 23, 2026
TSMC corridor real estate investment guide 2026 — largest foreign direct investment in US history ($65B, 10K+ direct jobs, 50K+ indirect), Phase 1 producing 4nm/3nm chips, Phase 2 (2nm) under construction, 4 investment strategies (buy-and-hold SFR, adjacent ZIP value play, furnished corporate rental for TSMC relocation, ASLD land play), ZIP-by-ZIP cap rate analysis (85083/85085/85086/85087), DSCR loan overview, STR considerations under ARS §9-500.39.
Read Guide →Talk To A Local Expert
Ryan Moxley is a Top 1% REALTOR® with 20+ years in real estate & finance in the Phoenix metro — a Miami University finance graduate and former mortgage broker who personally invests in and renovates Valley homes. One call, real answers, no pressure.