@Celine Li I am curious if, before posting this, you clicked on the search function in top right, and tried looking up this subject/ answer/ question???? 

@Jonathan Klemm is also a good local resource who is active on here.

Sometimes they’ve got resources or connections that could help speed things up.What’s your biggest concern going into the hearing?

While they are beautiful and get you top dollar, many come with tax abatement that expire in 5 years and will significantly reduce your cash flow once expired. 

They are great at selling dreams....one community that tops my mind often has foreclosure lots at $100. 

We’re open to offering a consulting fee or hiring for this expertise.Any advice, resources, or referrals are greatly appreciated!

Speaking from the Arizona perspective, we are experiencing continued growth, attracting lots of new residents (Californians choose Texas and Arizona as their top 2 places to move).Here's an economic forecast:https://www.azcentral.com/story/money/business/economy/2019/12/11/arizona-state-university-annual-economic-forecast-predicts-slower-growth/4398074002/Not sure where you are getting your "low rent" thoughts, maybe compared to CA.

BiggerPockets is full of resources designed to help you along your journey, whether you are just getting started or a seasoned investor.

The top unit and rest of the townhouse is completely unliveable without renovation, the only liveable spaces are the two studio apartments that the tenants live in.

You would think that this would be obvious, but it's not (for newbies)And don't be afraid to p*ss off the seller....on the last house I bought, I offered $60k less, and the sellers got irritated/insulted and refused to even counter.