Latest Edition of

The AZREIA Advantage Digital Newsletter

Cover Article | Joe O' Brien

The Conversation That Changed How I See The Next 5 Years

For Real Estate and Real Estate Investing. Last week, I had coffee with a serious real estate investor. Not someone dabbling either. We are talking about someone who is buying property and has a networth of 25 million. Maybe more. He is buying single-family homes in the $450K–$650K range… renting them out for $2,200– $3,300/month… stacking deals. Some below market, some “ value add”, but most pretty.....[READ MORE]

Executive Director Message

The 20-Minute Conversation That Can Change Your Business

Michael Del Prete | AZREIA Executive Director

A member pulled me aside after last month’s meeting. He had been standing in the back, talking to someone he’d never met. That person had already done the exact deal he was trying to figure out same neighborhood, same price range, same financing structure. Twenty minutes later, they exchanged numbers. Two weeks later, he had his answer… and a lender he now trusts. That conversation doesn’t happen on YouTube.......[READ MORE]

There Is More Than One Phoenix

Rob Jafek | Boomerang Capital Partners

Last month, we dove into institutional ownership of SFR. Let’s keep looking at some of what those larger investors and developers are up to, and the impact. From a distance, Phoenix real estate markets get a lot of hate in the national press, although it certainly hasn’t always been that way. Contrast that with the fact that once you are actually in Phoenix, there is a lot of opportunity and optimism for development.....[READ MORE]

Creative Finance in Arizona: A Few Follow-Up Thoughts

Michael J. " McGirr | Phocus Law

I had the opportunity to sit on AZREIA’s creative finance panel last month, and it was a great discussion. There was a lot of interest, a lot of practical questions, and thankfully only a reasonable amount of confusion. For those who attended, I wanted to share a few follow-up thoughts in reflection on that panel. And for those who were not able to make it, here is the high-level version from a legal perspective......[READ MORE]

The Landlord Playbook For Avoiding Costly Insurance Mistakes

Derek Kartchner | Gila Insurance

For many first-time landlords, insurance is treated as a one-time task at closing. In reality, it’s one of the most important tools you have to protect your cash flow and long-term returns. Here are some of the most common insurance mistakes—and how to avoid them......[READ MORE]

$80,000 Lesson: Never Use ICE as a Collection Tool

Mark Zinman | Zona Law Group

A February 2025 judgment out of Illinois should be required reading for every landlord in America. An Illinois court entered an $80,000 judgment against a residential property owner — not for failing to maintain the property, not for an unlawful eviction, but for threatening to call immigration authorities on a tenant who hadn't paid rent. Let that sink in. Eighty thousand dollars. .....[READ MORE]

Invest Your Retirement Savings with Pride

J.P. Dahdah | VantageIRA

Investing is typically not an area most people are confident in. In fact, anything surrounding money and financial matters tend to make people uncomfortable, stressed, and anxious....[READ MORE]

Deconstruction vs. Demolition: 4 Primary Benefits

Chuck Warshaver | Stardust

When a business and/or homeowner decides to rebuild or remodel an existing structure, they want to finish the project as soon as possible and at the lowest cost. At first glance, it seems easier and quicker to demolish the building....[READ MORE]

Where the Smart Money Moves Next: A Clear Read on Today’s Market

Dan Noma Jr. | Easy Street Offers

After six months inching toward a buyer’s market, Phoenix has snapped back to balanced—not because demand spiked, but because over 40% of Q2 listings were canceled. When that much inventory is pulled from the MLS, supply appears tighter even as motivation among sellers quietly rises. Active listings are up double digits year over year, yet prices per square foot remain flat. Days on market have stretched toward 70, and price reductions are climbing....[READ MORE]

Design as Dividend: Why Good Architecture Pays You Back

Nicholas Tsontakis | Dwell Boldly

When Loloma 5, a set of five live-work units designed by Will Bruder in Phoenix in 2004, hit the market, it didn’t lean on excess square footage or trend-driven finishes to justify its value. Instead, the difference was design: disciplined, intentional, and built to endure. Even as newer product entered the market, Loloma 5 held its position....[READ MORE]

Legally Speaking Q&A: What Is the Tenant Talking About?

Mark Zinman | Zona Law Group

Question: We had a recent extreme storm which caused a roof leak into my rental unit. Now the tenant is threatening not to pay rent claiming the unit is uninhabitable. However, he is still living in the unit. Is he allowed to do that?....[READ MORE]

50-Year Mortgage: Why the Lower Payment Sounds Good but May Cost You More

Jason Powers | 1024Wealth

The idea of a 50‑year mortgage recently resurfaced in Washington corridors as a proposed solution to America’s housing‑affordability squeeze. The Trump administration and the Federal Housing Finance Agency (FHFA) floated it as a “game changer.” According to an Associated Press analysis in November 2025, on a median‑priced U.S. home ($415,200) with a 10 % down payment and a 6.17 % interest rate, a 30‑year mortgage would have a monthly payment of about.....[READ MORE]

Rethinking the Traditional 1031 Exchange

Eckard Enterprises | Eckard Enterprises

Many real estate investors use a 1031 exchange to defer capital gains taxes while moving from one property into another. Traditionally, this means trading an apartment building for a retail center or raw land for an industrial asset. However, some investors are exploring a different path by exchanging into mineral rights. Because certain mineral interests are treated as real property, they can qualify within a properly structured 1031 exchange.....[READ MORE]

I've Closed Over 273 Section 8 Purchases Across The Country- Here's What Every Buyer Should Know From The Lending Side

Andrew Augustyniak | Neighborhood Loans

Most investors who ask me about Section 8 are asking the wrong questions. They want to know about tenant screening, HAP contracts, and inspection timelines. Those things matter. But by the time you’re asking them, the deal is already in motion. What kills Section 8 purchases happens earlier, and it almost always comes from the lending side. After closing over 273 Section 8 purchases....[READ MORE]

Investing in Real Estate With Your IRA: What Investors Need to Know

Nate Hare | Directed IRA

Many real estate investors focus on finding deals, raising capital, and managing cash flow, but overlook one of the most flexible tools available to them: their retirement account. Contrary to common belief, IRAs have always been permitted to invest in real estate. They can own rental properties, participate in private real estate partnerships, lend money as private lenders, or invest in commercial and multifamily projects. The limitation most investors encounter is not a legal one, but.....[READ MORE]

Debt Service Coverage Ratio Loans

Maria Brandenburg & Janet Moe | Great American Title

In today’s market, many investors and potential wholesale buyers are waiting for the right time to buy. This presents an opportunity for the investor to seek out alternative opportunities and tools that are available to them when investing.One example is the DSCR loan – Debt Service Coverage Ratio loans offer financing based on their property’s income potential rather than personal income .....[READ MORE]

Income, Collateral and Capital Preservation In Today's Market

Alden Guajardo | Silvercrest Opportunity Fund

Here’s a brief snapshot of what we’re actively executing in the Arizona manufactured housing and private credit market.

This is deployed capital—producing contractual income across asset-backed positions in the Phoenix metro. .....[READ MORE]

Deed Fraud in Arizona: The Silent Threat Property Owners Shouldn’t Overlook

Mario Vasquez | Networth Realty

Imagine discovering that a property you own has been sold—and you had nothing to do with it. No signature. No warning. Just gone. It may sound unlikely, but this is exactly how deed fraud, also known as title theft, is impacting property owners across Arizona. As real estate activity continues to grow, so does the opportunity for fraud—and many people don’t realize how easily it can happen.. .....[READ MORE]

Real Estate Investing in Arizona: An Escrow Officer’s Perspective on Why the Right Partners Matter

DiAnna Jackman | NorthStar Title Agency

Arizona continues to be one of the most attractive real estate investment markets in the country. Strong population growth, business friendly policies, favorable tax structures, and consistent demand for housing have made the state a magnet for investors. From first time buyers to seasoned institutional players. But from where I sit on the title and escrow side of the fence, I can tell you this: great deals don’t fail because of the market, they fail because of the people involved.....[READ MORE]