I can deliver a fully functional Death Star of style grace and location efficiently.

One Idea i had was disconnected this water line from the upstairs bathroom so that the only functioning  bathroom would be downstairs?

I think the smallest bedroom is about 75-80 sq ft. as I have been saying there is economically obsolete  ( many of these older homes that need more work than what they are worth on a resale basis) and functionally ( it appears building the cheapest home to the very minimum UBC code is a prime example.I had a rental up in Kokomo I dealt with that heat was too much in the winter and the tenant said either lower or NO rent or I have to move .

I'm looking at buy-and-hold investments and I plan to start slowly with cash, then expand through leverage as my comfort and functional knowledge grows.

New construction means... no foundation problems, no structural issues, no functional obsolescence.

Property transfers are slowing down, home flips are inflating figures at unjustifiable amounts, and quite frankly, Phoenix is a place where when a recession hits, companies start cutting jobs in backoffice functions first, many that reside here in town. 

I think I will add that functionality to my web app - post to multiple facebook groups and also the new marketplace they have. 

I have a question about the search function.

If they started after the crisis they probably have a great record but it is mostly a function of the rising market rather then than their unique skills.

Cap rates are a function of risk; just like any other investment as the returns increase, so does the associated risk.