Tell us more about financing the down payment…did you use family/friends or a HELOC on another property or something else? 

I figured I should finally introduce myself.I'm new to real estate but not to investing in general.

In 2012 a friend of mine purchased 100 of these houses for $300,000.  

Then asked if I had friends to refer him to if I wasn't interested...yeah right send my friends to a scammer. 

You ask me for tips  on properties that aren't going to be on everyone's list.My friend, listen to me carefully. 

Be Friend-ly - NOT their Friend. 

“We are known as a landlord friendly state, and that attracts a lot of capital,” Phoenix Mayor Kate Gallego said in an interview.

A friendly note on using pre-designed plans...they start out cheap but rarely ever end up cheap.

With going rate right now, as I am friends with other owners on my street and have their opinions, I could easily get $1800-$2k/month.

I have a friend who also invested with this guy and she's received some small payments irregularly, but a small % compared of what she invested.I'll follow up on the items you mentioned to take action on, I appreciate the input!