Here's how to pin a house and the information it shows. 

Feel free to DM me if you'd like more insights on all this (we don't do biz in Alabama so got nothing to lose).Here's some other "copy & paste" advice on how to search for a better PMC:----------------------------------------------------------------------------------------------Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Make sure any lease agreement you use complies with Arizona's landlord-tenant laws, including required disclosures (like bed bug information, for example).If you're unsure, consulting with a local real estate attorney to review the agreement can provide peace of mind and ensure you're fully protected.

You state that you have 20% - 25% equity position for safety, but you don't based on the information you gave. 

The pro-forma estimates just don't  provide enough information to plan long term.

I am staying wondering why there is so little information on tax liens,  i read some books on notes and foreclosures but looks like a big secret here... maybe that's the reason... i need to go into this to find out :)

Find Brandon Turner anywhere on the internet for information on it.  

This is some of the best information I've read in a while.

But doing it with accurate, informed information and that means knowing you cap-x not just gritting teeth and hoping. 

The information contained in this post is not to be relied upon.