@Charles P. typically, we give a seller two options:1) They can fix2) We get a bid and ask for 150% of it, to cover unforseen surprises.

You're talking about Buckeye, Goodyear, Waddell, Surprise, Peoria and Glendale, and others.... 

Surprisingly, this small town in Oklahoma had a lot of data that says yes. 

If you have a county commissioner you could also check with them to see if your STR Rental would be a problem, I would be surprised if the county would do anything to restrict your use.We lend on Rural STR, up to 70% LTV for DSCR rentals, with no seasoning, we can use AIR DNA for income projections.Hope this helps.

The returns have been astronomical for awhile but the market has started to shift this last year into different areas and surprisingly Old Town has seen the biggest decline.

I was surprised and now im worried about HOA.

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

When they moved out, I was surprised how much work I had to do.

Just do not be surprised if the returns are not as high as you hear others get in real estate.

I had to come out of pocket to fix the rest which came as a surprise to me, because many of these items are not what I'd consider a "nice to have", but are necessary.Of the properties that you've bought from them, did you have to pay for additional fixes?