As for active listings, the only things I have to go off of at the moment are the Student housing prices per semester at the University, and one luxury apartment complex that has a 2 bed 2 bath asking for about $3,160 (includes 24 hour fitness center, monthly catered Resident Receptions, health and wellness programs, and a resort-style pool.

.- the schools aren’t rated the greatest and may be limiting your pool of buyers.There is something with that area that is causing homes to sit in the market.

Army then got Swimming Pool Contractor lic PBCCC# U-14200 & U-14575I have done Fast Flips, Rentals, and Live ins. 

For me, my 2 small rentals are in apartment complexes without a lot of maintenance besides HOA and cleaning and utilities, but my nice rental (that gets 3x the nightly rate of the small ones) is a big house with a pool and has very high monthly costs, and more things that break down over time, so my expenses on the big rental are much higher than I would have thought.  

Just bail....cash for keys.....I wouldn't be surprised if 75%+ of bad tenant "endings" don't go down as a legal recorded evictionHe lied....knew he had an eviction....he didn't forget it.....he lied about a subject that is very critical in the screening process.If he had told you 'hey I had an eviction 14 years ago, but here are my last 3 landlords contacts so you can call for references" then I may let it slide once I check his storySo unless this guy is a superstar in every other screening category, ....AND my tenant pool is otherwise junk.....I would 100% pass.....

Although, I have been opening up conversations with family members involved in the industry regarding pooling capital to get into small/mid sized reposition opportunities in Phoenix.

Although, the downside is small multfamily can be harder to sell sometimes as the potential buyer pool is smaller.3) Better cash flow but use caution, also a potential management nightmare.Good luck!

The going rate for rent in this area with a pool is ~2100.

With vacation rentals (especially in upscale, high-revenue areas on the beach) amenities such as pools, lazy rivers, landscaped grounds, exercise areas, etc are key in attracting year-round visitors.

Something that's not mentioned on this forum much though- watch out for midwestern markets that cash flow well w/ respect to price:rent ratio, but have an excess of rental housing supply relative to the tenant pool.