Latest Edition of

The AZREIA Advantage Digital Newsletter

Cover Article | Michael Del Prete

Data Centers in Arizona: Opportunity, Challenge, and What It Means for Your Deals

Billion-dollar data center projects are changing the Arizona real estate landscape faster than most investors realize. Whether you're buying land in Buckeye, rentals in Mesa, industrial property in Goodyear, or simply trying to understand where Arizona's growth is heading, data centers are becoming a major factor in property values, zoning decisions, utility planning, and economic development. .....[READ MORE]

Executive Director Message

What Your Membership Is Really For

Michael Del Prete | AZREIA Executive Director

Every so often a member asks me, "What am I really paying for?" It's a fair question. And the answer isn't what most people think. It's not the discounts. It's not access to a class. It's not even the monthly meeting, as much as I love watching that room fill up. Those things are real, but they're the wrapper, not the gift. What you're really getting is proximity to people who have already done the deal you're about to do.........[READ MORE]

Answering this question first will answer many other questions along the way.

Rob Jafek | Boomerang Capital Partners

One of the more interesting questions in real estate investing is, what is actually important to potential home buyers? Usually measured by what creates value. Starting with the end in mind clears much of this up. Think about the end buyer and what motivates them: is it actually a fancy house? Or is it a house that is move-in ready? Answering this question first will answer many other questions along the way. ....[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]

Why Your Insurance Agent Needs To Think Like An Investor

Derek Kartchner | Gila Insurance

As a real estate investor, you've learned that the right team makes or breaks your portfolio. Your CPA understands depreciation schedules. Your contractor knows investment-grade renovations from cosmetic flips. Your lender or hard money company understands what you are trying to accomplish and has the products you need. Your title company protects the transaction and gets the process completed.......[READ MORE]

HUD'S Gives New Guidance On ESAs. This Doesn't Necessarily Change Your Operations

Mark Zinman | Zona Law Group

On May 22, 2026, HUD's Office of Fair Housing and Equal Opportunity (FHEO) signed an enforcement guidance memorandum that reshapes the federal enforcement landscape for assistance animal accommodation requests. The memo formalizes the rescission of FHEO Notice 2020-01—the longstanding guidance that drew a sharp line between "pets" and "assistance.....[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: Death In Unit

Mark Zinman | Zona Law Group

Question: My resident passed away. The resident's daughter came to the office, showing a power of attorney and asking that she be allowed to go in the unit and take all of the resident's belongings. Can I give her access?....[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]

How To Get Started In Real Estate With No Background

Jake Burt | Neighborhood Loans

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]

PadSplit Market Update

Ellis Tran | PadSplit

Total Unit Count: 1282 (202 Properties)

Occupancy: 83% (87% Mature)

Weekly Rates: $212/week ($918/mo)

Days for First Booking in PadSplit: 6.1

Days to Reach 80% Occupancy: 33.1/49

You do not need a finance degree, a real estate license, or a wealthy family to buy your first investment property. What you need is a basic understanding of how the process works and a willingness to ask the right questions. Here is where to start. Step 1: Understand What You Are Buying. Not all investment properties work the same way. Before you look at a single listing, get clear on which strategy fits your goals.....[READ MORE]

Hold Open Or Not To Hold Open

DiAnna Jackman | NorthStar Title Agency

With the market flattening out and fix and flip becoming more prevalent over wholesale deals it’s time to do the math on hold open policies. Let’s start with, what is a hold open policy. When you purchase a property, the seller will typically buy the owner’s policy for the buyer. (this is of course negotiable, but I am using the rule not the exceptions for this example)......[READ MORE]

If You Want To Be The Bank, Act Like One

Michael J. McGirr | Phocus Law

A lot of AZREIA members are talking right now about predictable monthly income without tenant calls, rehab surprises, or another plumbing issue at 9:30 p.m. I understand the appeal. Private lending, seller carrybacks, and note investing can be great tools. But if you want to be the bank, you need to act like one. That means less “I know the guy” and more process, paperwork, and discipline......[READ MORE]

Why Consistency Matters More Than Experience in Real Estate Investing

Alden Guajardo |Silvercrest Opportunity Fund

As we move through 2026, I wanted to provide a brief update on what we’re seeing across Arizona affordable housing, private credit, seller financing, and our current portfolio activity at Silvercrest Opportunity Fund and Win Mobile Homes. Many of the relationships that have contributed to our growth originated through organizations like AZREIA, investor networking groups, lenders, contractors.....[READ MORE]

Temperatures Are Rising In Arizona

Maria Brandenburg |Great American Title

Temperatures are rising in Arizona. Investors, this is the time to raise your thermostat and embrace the opportunities awaiting you. When you encounter transactions that have many title issues, and other challenges in the transaction, you need a trusted team to help navigate through a successful close of escrow. In spite of the heat, there are few transactions we cannot tackle, and we have all the Marketing resources to meet your needs!....[READ MORE]