After comparing the performance I don't think I could ever go back to anything under 4 bedrooms. 

You send huge volumes to compensate for the poor performance (0.1 conversion rate).Do you know what is utterly stupid?

I write and share a lot about my experience, the market there, and even openly share performance history and numbers on my own rental portfolio.Happy to send you and anyone else those resources.

I would RUN from this 'Contractor', his attitude is bad and you will have other issues with him I would bet...

Networking and asking others in your market may be your best bet.

The county assessor has it as $502 but says that is a placeholder for all land values in the Pima County area.Our next option is to find a RE professional who can perform a limited scope land appraisal by pulling land comps from the area. 

High-demand areas with strong economic growth and low vacancy rates are typically safer bets.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

However, there doesn’t seem to be (in general) a more consistent performer as to appreciation than the SFR. 

My guess is, they con investors into $50,000 or more and spend it on their sub-par lavish lifestyles, making promises they can’t keep doing services they aren’t capable or legally able to perform.