Consider cleaning, lawn care, snow removal and supplies as well as utilities  in your calculations.  

Cosmo - I personally don't know Phoenix well, but if I had to do this in another city I would look at income levels, crime levels, and population growth (if you can) by zip code and/or area within a DMA as a starting point.

This project is $2.5M, with gross revenues well over 10%. 

It also did not have a pool like your property so that would probably lower the desirability as well.

@Ivan Castanon I am in the Tampa area as well!!!  

And yes, the income from renting is still taxable, but ideally you are offsetting a chunk of that with depreciation which is a non-cash expense.You should read Amanda Han and Matt MacFarland's books as well which are available in the BP Bookstore. https://store.biggerpockets.com/products/tax-strategies-book...

We’ve been trying to onboard with AppFolio for the past two months, but the process has been incredibly frustrating.

Send a notice: The landlord can post a notice in a visible place and send a notice by mail to the tenant's last known addressRemove belongings: The landlord can remove the tenant's belongings and store themRecover costs: The landlord can recover the costs of moving and storage from the tenantSell belongings: If the tenant doesn't claim their belongings, the landlord can sell them at a public sale(End)Please only communicate with the tenants - all of them - in written form only so it can be used in any collection/court engagement. 

If they’re not able to assist, I also have other LAIC referrals as well that will just provide the service only.

I'd highly recommend this as Dave was young and had no capital when he started as well.