Also, it's a no smoking property and the front yard is littered with cigarettes.

The fact that I eventually want to own buildings, and that I will end up living in or near the Phoenix market, it seems like a no-brainer to at least peel off one of my 7 units to test out this market and new venture.  

Getting a $100,000 deduction in 2018 dollars and then repaying the same $100,000 deduction in 2038 dollars is a no-brainer.

It is usually best to stay away from big developments that have large property management companies attached, they are almost always a "no" but will give you the runaround for a week or so while they ask their manager.

If they are a no...we will be looking for a money partner yes.

If you can offer more money than they can reasonably get from an auction AND do so in a way that absolves them from showing favoritism, then you may be able to pull it offas a banker myself as far as I know selling assets through a non-bid process is a NO-NO. but I can't speak for all banks.

I plan on putting down new rules and cleaning, painting, and buying an o zone machine for when people move out.

Can you hire a no-show plumber and electrician to sign off on your work?

You are looking for a no-seasoning or 6 month seasoning loan product, just so you know what terms to search for.  

Key points are a) no bank qualifying (lease optionees usally have some money but damaged credit); b) low down (not a typical house downpayment of 10-20%); c) they can become homeowners.