I expect the delays will mount unexpected costs and Frank will be hiring a series of GC's who lien the property after they quit. 

Trying to eliminate surprises.

In a 1031 exchange I had to hammer both with  threats due to the agreement to cooperate and the constant surprises of new partners and unfilled liens with an approaching lapse of the 180 day limit. 

Also, my taxes and insurance have gone up significantly which is no surprise to anyone who knows Florida. 

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

Are surprise, good year, buckeye good areas to buy pr should I stick to chandler,  Mesa, etc?

Good post - would only add a small tweak on Multifamily DSCR - started as 5-8 but now stretching to 9 or 10 units in some places (i've been surprised how much this matters - see quite a few deals on the nine or ten unit variety that only work with DSCR).

This is how you can keep the same system, same home layout, and just make a minor change to how the extra bedroom is filed with the cityAlthough not a pleasant surprise like you mentioned, luckily this is a very minor issue in reality and everything they're telling you is accurate.

If you purchased the property right, there should have been some room for unexpected issues that will always come up.

Surprisingly they have all gone up a healthy percentage since I bought.