Since then Arizona State University has grown tremendously, new high rise apartments showed up, multi units started specializing in marketing "room rent", and of course home owners that bought decades ago are able to undersell like the mom and pops in your area.Kudos for identifying that your customers value proximity to entertainment more so than to educational facilities.  

Any recommended providers I should run quotes through for homeowners insurance?

The other thing I often see is that over time, different homeowners/contractors have decided to DYI adjustments to their home aka took out walls, didn't shore things up properly, put in new doors, etc.My point is that what you are seeing is not abnormal for older homes. 

If you live there 2 of the last 5 years then you’ll qualify for the homeowners exemption on the capital gains but you’ll still have to pay depreciation recapture. 

There is a homeowner exemption but the taxes are still 7k to 8k a year for that house. 

Whether you're a homeowner, investor, renter, or real estate professional, your stake in this decision is real and lasting.

Several programs, like Homeward, enable agents to offer cash offers to homeowners.

I see a lot of home owners make one bad move and it puts them into a downward spiral. 

The sponsors’ goals included “protecting naturally occurring affordable housing” from teardowns, decreasing “gentrification” and lowering property taxes for homeowners.

As you stated, that leads to higher property taxes and higher homeowners insurance as well, and when combined with higher property values and a 150% climb in interest rates, it compounds affordability issues.