BRRRR over Turn Key? 

I Want control on who is living there and the metrics I use to screen them but the best return on my investment and reduce overturn and damage to property. 

They will not remove a late fee or overturn a tax sale just because you don't get a bill.  

If they attorney is worth thier degree they should admit that (making a profesionally sounding excuse) and proceed, it they aren't and argue to save face, just move on......But, there is the fact that you probably don't intend to default, if you do, you can overturn the DIL probably, but that takes you to a default and foreclosure, so, while there may be issues with wrongful foreclosure, it may be a matter of time and initial expense.

The older valves the tenants tend to over turn them shutting off and on and they start to leak.In the shower you have the springs and the valve seals.

You don't  want the additional cost of overturning a foreclosure.

The regulations and rules do allow for foreclosures to be overturned or practices to be deemed improper but those battles take time.   

You are assuming some risk that the Tax Deed could be overturned and you loose the property if the county did not do everything 100% correctly.I own many houses that have tax deeds and this does not scare me because I understand them, but I would at least do a title search and make sure the county notified all owners of record and any mortgage holders.There should still be a steep discount on any property bought that has a Tax Deed.Like I said $2000 would be money well spent for a clear title.

In my humble opinion, once it's been approved, it would take a revolution to overturn it :(I am one of the probably hundreds if not thousands of small investors that got punched in the stomach real hard because of this situation, and I know there are several others out there (still ignorant to the fact) who will, eventually, have many sleepless nights because of this.I was very new and ignorant to real estate rules, laws and regulations when I started.

Just in time for the AZ law to work its way through the most overturned lib court in the nation, 9th circuit, I believe.