I had waiting lists of tenants for the first and only time in my career. 

This is what I do currently but it's a process of purchase, rehab, wait 4-6 months, refi, then wrap and sell (and risk DOS clauses).

You’ve got this, and I can’t wait to hear about your first rental property success story!

As it relates to lease end dates I've seen two things work here. 1) You can stagger end dates as mentioned above or 2) you can optimize for summer - this works better for us in areas where you see students or families with school age children moving to align with the summmer months.Separately, this is a great argument against month-to-month leases.  

Glad to be here and cant wait to network and learn!

I know a few investors that do it here in Tempe, Mesa, and Glendale - not to mention you can do it in Phoenix as well. 

And, the longer you wait to act, the longer the squatter stays - and even gains some legal protections to stay while your waiting on a slow court system to act on an eviction. 

But my realtor said they are going to do special assessment on this property and HOA runs badly. ( We requested HOA reserve document but no answers. ) We wanted to wait to see how special assessment going and close. 

If not, the client gets charged to go get the right parts while we sit and wait for them :-)

And as mentioned above, if the lender you are speaking with doesn't know what that is...then you need to go to a different lender.