I would also make sure you have a good amount set aside if something hits the fan.  

I am trying to understand some things you said here as I am totally new to the commerical grade policy.

And no I’m not talking about the “burbs.”It is just something that I have found that has helped make my properties easy to rent - and I thought I would share.

If you sold this property would you buy something in Arizona or would you continue to look for properties out of state? 

After these changes, the property sold in just a few weeks to an out-of-state investor who wanted something turnkey with tenants in place. 

@Jai Windish I don't know the neighborhoods of Peoria, but what about something like this: https://www.realtor.com/realestateandhomes-detail/1025-N-Uni...?

It seems that the space is growing rapidly and it's something that I'm considering.

In almost all investments, you should have a solid base of reliable, cash-flowing, and hopefully appreciating assets before striking out into something new or riskier. 

My business partner and I just opened up our property managment company in the Chicago/Chicagoland area and it is not easy to do this the "right way".Honestly you can get yourself into some serious trouble if something happened with a tenant, an injury, anything and they sue and find out you don't have a license.

Make sure you get paid something.