It seems that you have made up your mind that you are going to be a force to be reckoned with in Arizona - and I believe you will have a fruitful career in REI. 

This year I am already reaping the fruits of my labors.

With a decent rehab it could sell for somewhere in the mid 200's, but all my eggs are in one basket, and this is my first auction....and flip...  

IF you are planning to keep this long term, the low hanging fruit (for me) would be to duplex down the 1st floor (via a 'lockable door'), add a bathroom and small kitchen, ensure there is a 'walk-out' staircase from the basement to the exterior of the building, and then rent out the 'garden' unit as an Airbnb short term or mid term, furnished.

That’s what I plan on doing; the private room is the lowest hanging fruit so we’ll start there, get some bookings rolling, then move into our unit and do the other 2 larger ones

. - Go buy some small jelly jars, a lot of fruit, and a few boxes of pectin/sure-jell and you are ready to rock.

You're putting all your professional development eggs into one basket.

The post asks what are you doing to change things, yet you rant on about graduation rates and parental households without causation .. just bad fruit on the vine.

We do not see low-hanging fruit here in LA and in coastal markets, but savvy investors with the right team are creating great deals all the time in LA even today.

So you get 3 to 8% gain a year, tax free, in a safe asset, while at the same time you can use the same money to invest in other more fruitful assets.