If in your shoes I think I'd call sellers bluff and put em against the wall of it via how I construct the purchase offer.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

Other good strategies, are targeting tired landlords (absentee, owned 10+ years) or drive around and find distressed properties, and call the owner from the records you find on TruePeopleSearch.comAnother method if you want to stay on market would be to send offers that are well under asking price for properties listed 60 days or more.  

- How many below-asking price offers will they write for you before ignoring you?

great advice provided - what I will add to this is if you have smokers and its not allowed I would offer to allow them out of the lease with no penalty. 

.: Quote from @Stepan Hedz: Phoenix, AZ, offers a young myriad of options for real estate investors, particularly in the distressed sectors.

She is offering to refinance one of her homes that is completely paid off.

I don't invest right in the city but I do invest south of there so if you end up looking at places there feel free to reach out if I can offer any insight.Jeremy is very correct - zip codes won't give you a good idea of price. 

Tempe and Scottsdale can be competitive, but Mesa and certain areas of Phoenix might offer better cash flow opportunities.

Of course, if we have another available unit that's similar to the one they were looking at, I'll pivot to that and offer to move their current application over to that unit as long as they would still qualify under whatever the new unit's rent is.