Additionally, you can still find deals that will cash flow and hit the 1% rule and amazing appreciation potential. 

Quote from @Havital Miltz: Wow a bit of a sticky situation, did you have a conversation with the seller, directly or thru your realtor prior to the closing to find out if the tenant knows they are supposed to move out?

Just have to dig in and find the one that works!

I live in Gilbert and own 5 rentals here, but I also help other investors find, analyze, buy and manage properties all over the valley, and Casa Grande is a top pick from some of my other investors.

We wanted to self manage.How did you find this deal and how did you negotiate it?

Hoping to go down one of two paths:1- Buy a condo or small single family home and build equity and create value with my maintenance/construction background.2- Find a cash provider to do this on a larger scale with a 3-5 unit building. 

Also SOP for such is individual property owners will, individually, address total site cleanup in concert with there insurance providers.

It's a win-win.The key is to find out what they want, then find a way to give them what they want while getting what you want.

They only do Memphis and Little Rock and may provide you with the end result without the hassle if you like that market.

---- Google your property address to find out!