I have excellent credit, $100k in savings, the lot value to use as collateral and about $500k equity in my primary residence. 

.- Sectio 8 also requires taxes be current.3) Insurance: we require an owner to add us to their policy for liability protection.- Have discovered owners with lapsed ploicies they thought previous PMC was handling.- Also found terrible policies that owners had, that they didn't understand.4) Utilities: We check that all utilities are properly set up and cofirm or enroll in any Auto-Transfer of Service programs to avoid no heat during winter leading to frozen pipes.- Dealing with a very upset new owner client right now that previous PMC didn't handle the water account properly.

Chandler doesn't have much inventory in the way of 2-4-plexes as that area is a suburb of Phoenix and is almost exclusively single family residences,with apartment complexes sprinkled throughout the area.

You can have "good" residents and market rent...no need to settle for one or the other. 

I don't see how the LLC will offer you any liability protection in this scenario.

The main difference here is your clientele/residents.  

Because you have to keep the same taxpayer as owner from the relinquished property to the replacement property I'd worry that the legal protection you'd want for a development TIC won't be there.DSTs have high fee but probably are the best path forward for someone who wants to be fully passive and avoid legal risk.

The city is projected to add over 1 million new residents by 2040, with a significant portion of this growth occurring in the next five years.

Is there a full-sized gym nearby that would be willing to waive their start-up fees for your residents in exchange for a referral from you?  

When you buy,how do you protect your investment, other than the formal agreement?