For no/low-cost seller leads, I'd also recommend FSBO via zillow or realtor.com.As far as commission structure, the post-NAR settlement rule is that you are only allowed to collect the amount negotiated on your buyer agreement.

@Chris GrenzigYes, the long term tenant’s unit would require a lot of work to turnover. i met him and he seems to be nice and low maintenance so I’d like to keep him in place. 

Yes In Gods BackYard (YIGBY) is an incentive program many states offer that allows churches and other religious non-profits to develop low-income housing on their land with speed and cost incentives.

It sounds like you're ready to dive deeper into investing, and house hacking could be a great way to maximize your investment while keeping costs low.

I seldom sell so I would keep the property even though the low LTV impacts the return.  

I have seen this a lot of time on properties were the commission is going to be low.

It also makes cleaning easier, as you don't get that layer of nastiness where the sink meets the counter.But, if this is a low end, low rent type area, probably best to do it as cheap as possible.  

Your looking at a rate around high 8s to low 9s possibly.

Guests provide reviews that noise transmission is high and privacy is low. 

I might be very wrong here, but entry point into the local properties in phoenix metro seems to be very high which makes cash on cash return seems to be very low or difficult.