I put 20% (54,000) and then an additional 7% of the loan amount ($15,000) since the bank only offered 93% loan of the purchase price. 

From the sentiment of your post it seems like you're viewing the buyers as strictly investors when they may lean more towards traditional homeowners looking for a quality of life improvement or an improvement on their current financial situation today.Let's say the buyer pays 465k and has a 5% interest rate.

•Low time requirement for operations – the rental operations can be automated to a large extent maintaining a high hourly return and helping ensure quality control.Financing We have found a mortgage broker who seems to be doing a good job so far. 

Tempe and Scottsdale can be competitive, but Mesa and certain areas of Phoenix might offer better cash flow opportunities.

Of course there was offers to register for more courses and mentoring  and various up sells, but you will find that at any seminar. 

Do not offer to pay more rent ever to make the deal happen.   

How I would go about it is bring a deal to someone ( a friend or colleague) that I knew had money, offer them the terms I have in mind and continue until I find one.

It will be highly dependent on the district and licensing.

Obviously there’s a number of things that can go wrong, I’m just curious if you find the documents less effective than one from an experienced lawyer but you are willing to accept less quality for a cheaper product or if you actually find them more effective in the first place.

Idk it could be me but nothing appraises high there.