Does a dead lawn due to lack of watering in addition to the lack of basic property security and reckless waste of utilities (AC and lights) constitute negligence/breach of duty on the property manager's part? I

The important part is getting started.If you’re still feeling stuck, maybe try connecting with a mentor or someone who’s been through it.

@Vinessa EiseleInteresting negotiating skills.I have lenders who will allow seconds on DSCR loans, but the "seller financed" part is limited to 15%, whereas the borrower must bring at least 10% of their own funds to the deal. 

From one of our sales, We were also advised that if this property sells to a third party at a sheriff sale, and we cannot provide the department of revenue inheritance tax lien certification, the Allegheny county sheriff will not issue the deed until they receive a copy of the lien certification. 

Payment may not be made by third party checks.

This coinvestment is what mitigates the risk of the other party taking risks that could be a detriment to the investor.

In order to create "buyers agency" between a buyer and an agent there must be the state approved form Exclusive right-to-buy Listing Contract WITH BUYERS AGENCY checked on page 1 and signed by all parties.

The hard part is, agents/buyers understanding how to do that. 

I am investing in my third deal with them.

I'm surprised that Tucson ranked higher than Scottsdale/Tempe and ASU...the combination of Scottsdale as one of the country's top party towns, with the close proximity of ASU Stadium (5 miles) should put them near the top, I would think....?