It may be hard to find unbiased advice on account of that.To me, it seems that his/their core competency is promotion and fund raising.

Where am I finding deals? 

You should find out what percentage of the rent is being paid by S8 and by the tenant.Tenants have to sign the rent increase and some won't because they don't want their payment portion increasing.It's also highly unlikely a S8 office will approve the huge increase from $797 to $1300.- BTW: the $1300 includes all utilities being paid by the landlord.

How did you find this deal and how did you negotiate it?

For all methods you would want to find a market that has strong employment rates, strong income rates for the market, and is a growing or an established market. 

There is nothing you said that I find particularly scary. 

You will always be able to find a place once you have a city.  

I've decided that finding "deals" in Arizona is unnecessary as there are other markets that one need not search high and low to find something that can produce a decent cash-on-cash return.

Or should I find a property first and hope that no one will get that property under contract right away?

I’m new to the space but eager to learn from experienced professionals, expand my network, and find opportunities to collaborate.