Hey Chris, welcome to the Valley.. and what a leap you’ve made, going from the East Coast’s fast pace to the wide-open spaces of Gilbert and Phoenix!

@Jason Wray, The reason that our shop is pretty hot about your post is two-fold, we do all of the things that you are implying that we don't (other than government loans, we don't work in that space). 

A local property manager will make this much easier and handle the visits for you.Single-family homes can still do well, even with more apartments popping up, as they cater to tenants who want privacy and space.

And will never find out because the open-space advocates won their measure while the developers measure failed by a whopping 63%! 

Landscaping, exterior paint, and a new front door can boost value.Flooring & Paint – Fresh paint and updated flooring can modernize a space quickly and affordably.If you have specific questions, feel free to ask—I’m happy to help however I can.

I have experience in the flip, rental, space and can help with the loan, and the real estate broker piece.

Gave the other tenants a smaller 250 increase and fixed up attic space to rent as storage.

@Brandon Stelling I would recommend reaching out and connecting with various commercial brokers who specialize in each of these spaces.

Figure out a question set that helps dive into their expertise as investor-friendly agents, ask about their experience in the investment real estate space, and have them send you a few properties that could meet your goals to show that they can provide quality properties for your to analyze (hint: this is also good to see if they overpromised on their market [ex - Raleigh for cash flow]).Also with the new lawsuit, any agent that knows what they're doing will require you to sign an agency agreement prior to viewing a home.

You definitely need a PM who specializes in the Section 8 space.