The kids were OK but the mother, who was really the payer, was a major hassle.

I wasn't sure if the loan product matters.

When they hear Wholesaler they think in the wholesalers who supply retail stores with Products.  

go to Home Depot, talk to some general contractors, join your local Facebook and meetup groups and start getting good ranges for every major item.

Quote from @Stetson Oates: The vast majority of disputes are over security deposits and the most a landlord could lose is 3x the deposit amount.Slip-and-fall or other major lawsuits almost never happen.

Rent for Retirement (@Zach Lemaster) specializes in new build surplus from major home builders, many in Texas.

AZ is not prone to major natural disasters so investing there is less risky with regard to those types of setbacks.  

However I've seen 1 bedrooms go for $1800 in the nicer part of the city, so this is for the majority of the C+ / B- apartment houses in the area. 

Also, real builders/experienced developers will often have a true technician, i.e. a civil engineer, architect, real estate attorney et al at least glance at the property info to make sure there are no major red flags.

I am not looking to make major improvements, but I am looking to enter and secure it.