Granted there is a cost in hiring an agent, Having someone analyze each deal with localized knowledge is worth its weight in gold.

What are some strategies you are using to find deals?  

Make sure any lease agreement you use complies with Arizona's landlord-tenant laws, including required disclosures (like bed bug information, for example).If you're unsure, consulting with a local real estate attorney to review the agreement can provide peace of mind and ensure you're fully protected.

I find that depending on the market $300-500/mo are fairly normal and if compared to what you would pay with a single family home on some utilities, maintenance, and management, it's a good deal.

Even if you’re not getting money back on your taxes, you’ll have the peace of mind knowing your return is accurate.

Given that the seller is financing the deal for the 2 years and then the plan is to re-finance it with a bank, I am having difficulty producing such financial analysis.

I almost exclusively sell bank foreclosures for a large asset management company, and I also do a lot of marketing for wholesale deals.

Marginal deal at best.

Something once a month or 2x a year that will help dissolve anything stuck.There are things that you can flush to deal with roots.

Avoid deals in poor locations with high vacancy rates, overpriced properties, significant deferred maintenance, and unclear financials.