•If your real estate broker’s license allows you to handle evictions, advertising low-cost eviction services can be one of the best lead generators.

It is written in our contract that we can make these decisions without the owner's permission for these exact reasons.

You won't find any reasonable ROI in the Phoenix area with $150k to $200k down. 

I also suspect inflation will drive continued migration to lower cost of living / lower tax states.  

If you have a lot of family in OK, that can be a great place to start assessing since you have dedicated boots on the ground, as well as a reason to visit.Don't overthink the analyzing of markets when you are still figuring things out.

I am doing my best to accommodate and fix the insulation as well as see if there are programs in place to lower the cost. however i want to be firm with tenant as they are not compliant with paying rent because of the cost of the utilities.

So, what is my most preferred to least preferred, it all comes down to cost of capital.  

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

I used to live in Tokyo for 6 years and would like to find a reason to go back more regularly but let me know if you want to connect!

Many months of costly vacancy, local market rent & resale deteriation, special assessments, property taxes and maintanance fees suggest a quick sale would have been the wise thing to do 2 years ago.