What is the best option for a landlord policy for someone who owns multiple rental properties(AZ and CA) and has no primary home or an auto? 

Hey @Benjamin Carver, so there are a lot of generalities in your statement that aren't always true.Location is cool.

Avoid PMI and then go to a local credit union and get a heloc after closing to gift the money back.Have this as a tool in your tool belt but pursue use of the 3.5% FHA, knowing that you will be at a competitive disadvantage if you are competing with non FHA buyers, then you can call in the favor from your gift person.Just know that if someone gifts you down payment money, your bank will require them to sign a letter stating that it is in fact a gift that doesn’t need to be paid back.

Sadly, both of them escalated this conflict and started creating domestic disturbances so we had to move both of them out.Assuming the upstairs family is being reasonable, I suspect no matter what you do, the people downstairs will never be happy.  

First two deals were cash, we were running business out of the locations and had the opprotunity to buy.. no brainer :)

I sent you a connection with some more info on our markets and we can schedule a call to discuss just what we do here. 

Very few of them come to our office nowadays, as there is no real advantage.

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

So, now rather than it being a "legal" issue, you just call the police, they are forcefully thrown out. 

The next one was also a corporate cash buyer and after our second call, the acquisition manager confessed to me that he just got the job and asked me if I could train him on how to evaluate a deal!!!