However, when I reviewed the property information on the PVA website, the records indicate it is a 3-bedroom, 2-bathroom property, excluding the 2 bedrooms and 1 bathroom located downstairs.

In reviewing the side-by-side comparison of Invelo plans I do NOT see any skip tracing feature listed.

We review and negotiate then sign on the line. 

They had good reviews so I am planning on working with them and seeing how it goes.

I’m hoping to find more success in Phoenix, but as you stated, the old fashioned way may be my best bet.

If we face any headwinds, liquid investments go first so probably crypto but then you bet equities will get pressed.

I have seen some properties on MLS that I contact my realtor and they may know right away the reason it isn't selling from showing it previously, or they can review the realtor comments that aren't viewable by the public on MLS.Other potential reasons I have seen properties listed on MLS for a long time. 1) Some investors may not be comfortable inheriting existing tenants.2) It may be it is a class C neighborhood. 3) Structural issues.

As everybody else stated review your basic protection with P&C and umbrella coverage and run your rentals like a business, easier said than done.   

Now if you've followed things this far kudos, and I bet your feeling some lumps.

I would bet the older homes will see a lot more appreciation than the newer homes, percentage wise.