You should look for an "investor-friendly" PM company that knows how it is just dipping your toe into the water of buying a home/condo/townhome.. 

My principal/interest, escrow, and insurance is 1570, and my HOA is 306 and it includes water.

Generally, homes closer to the water are more expensive.  

Licensed with permits ~$4,000.Full replacement of all water supply lines and shutoffs from the interior water meter with PEX and an open basement.  1 kitchen 1 bath 1 laundry. 

You could easily be $100k in for water/gas/power/sewer if you’re talking 4+ lots. 

I'm sure most of us don't say our rentals come with a furnace and hot water tank, but they do and they are not to be removed.

I underestimated utilities in my early years, so I ensure those are properly captured (electricity, gas, water and trash).

Some people make 4x the rent but squander their income on eating out, drinking, car payments, etc.

They would need to prove their system works before I take such a high risk.I have 23k in capitol to invest, originally saved for a home, and would be willing to put up 10k for their system to test the waters.

I am a bit concerned about water long term in AZ and NV.