You also want to get a feel for what a hard money loan will cost, because that will determine if a deal even makes sense using HML When you go to look at property you can give HML a back of a napkin a gestimate and they can tell you what they think.After you do your due diligence you can give more accurate numbers.Your arrangement with GC is really between you and them.

@Ava G.Yes, run.Also remember that the 1% rule, and all other "rules" are only good for a back of the napkin evaluation.

This "document" could be anything from a detailed report from a professional property management company or a napkin from a slum lord... so VARIFY these numbers.

I really dislike particle board especially the sink base cabinet.One leak and they swell up, crumble and it's irreversible.Tenants always put too much stuff into their sink cabinet.  200 bottles of hand detergent, DW detergent, cleaners, bleach, comet, rolls of kitchen napkins, candles, extra kettles, and 500 supermaket plastic bags filling every air void existing in there meaning any minor leak will not be noticed by them until it's pooling on the floor.

Paul Santos, there is mention in the tenant guide of "public spaces" needing to be kept "sanitary," but I'm not sure what qualifies as a public space.

I'm sure this Old Dog keeps track of everything on a napkin.  

We originally signed a back of the napkin agreement with one another for 2 years.

This is because the VA loan requires a VA appraisal which requires the home to meet the 3 Ss; safe, structurally sounds, and sanitary.

@Tyler Hull that deal passes my napkin test and something I would explore more.

From my understanding of AZ law, the landlord is required to keep the property sanitary and clean (like with water supply, drainage, ventilation, appliances functioning, no mold, etc.).