Sellers rarely mind the low deposit and extended closing period due to the nature of the property, or at least they can be made aware of the fact that their lot has issues that will take MY time and MY money to solve and then they come around.My terms on the flip are: Minimum 10K spread between purchase and flip value.  1-2K deposit upfront to hold the property for 7 days then the deposit becomes non-refundable after the 7th day and the buyer has the same amount of time that I originally negotiated with seller typically 8-12 months(its a purchase contract but because of contingencies its essentially an option).  

Again, the BiggerPockets store has some books on this topic, or you can learn about it by watching podcasts, reading blogs, and interacting on the forum.

It seems to be a pretty natural evolution for many investors.

It is not retaliatory in nature also.Is it legal to raise rents on one property and not all of them?   

Think hiking, mountain biking, white water rafting and a community overall focused on all natural things and sustainability.

Human nature I guess..

But from what I've observed (and I'm sure you've seen too), only a few new investors, who are more analytical in nature, do this.One of the issues that I've seen again and again is new investors putting together a "spreadsheet" based on their limited understanding, that produces inaccurate or misleading numbers.

Natural fit.

Horrible tenants increase cautiousness and interaction with insurance Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

AZ is not prone to major natural disasters so investing there is less risky with regard to those types of setbacks.