Turn-key or minimal rehab.Our broker has directed us to Tempe/Mesa for MF, Gilbert and Chandler for more SFH.

The press wood gets wet from a leak and it expands and separates it.The support beam is all temp support on both sides, tear out and put oversized for load and span beam back in. 

Ask your tenants if they know the contact name for people at their company who handle or recommend lodging for their temp workers.

@Jeff Minc Tempe has all the elements to support a strong MFH market.

Working for temp agencies is not what they consider steady work, even if you work for them for a year or longer.

Meaning she can't/won't pay for the electric to run the AC, so if she can survive Florida temps with no AC, she can tolerate anything!

Here are the numbers.Split level, 4 bed, 2.5 Bath, 1920 sqft, build 1967, huge 2 car garage (28'x28') 1 wood burning fireplace, in great neighborhood, market temp for Bethel Park, PA is very hot.

Usually, a remind a tenant of the written agreement and ask the tenant how they plan to get back into compliance.  80% of the time they offer prompt correction, the rest of the time we work out something (temp fee for additional car, add someone or a pet to lease at a cost, change to property etc) that brings the tenant into compliance eventually and works for us both.Final note, -I'm comfortable in court, not adverse to litigation, and can file most any landlord tenant action myself.   

From the outside looking in, it sounds VERY manipulative. 

For a hybrid approach, balancing cashflow, tenant caliber, and appreciation there have been a litany of threads on this touting Cincinnati, Little Rock, everything in NC, Tempe, Tulsa, Huntsville and nearly every 2nd, 3rd, and 4th tier city with any semblance of economic growth.Less cashflow, but higher IRR overall :)