Juan Mendoza International standards, Fannie Mae, FHA make no mention or requirement for a closet.

What I disagree with is VRBO's blanketed take on pricing when it comes from a 3rd Party, which is something that was mentioned on the phone today. 

I know a few investors that do it here in Tempe, Mesa, and Glendale - not to mention you can do it in Phoenix as well. 

As already mentioned, you could sell via seller financing to lower AGI, as all you would have to claim is the payment income - until balloon payment received.Did know an investor that had 14 properties paid off and he moved into one every two years to then sell with the $250k single exemption.

Not to mention that current owners will have taxes go up on their toxic vacant lots due to the cost of buying people out (so sell to us now).

And let me not forget to mention, it’s MUCH more affordable. 

Since you mentioned you're working 9-5, I’d suggest look into turnkey rental and considering property managers to help manage you’re property.

AND there aren't many note buyers who will buy notes with large balances in the range you mention. 

Fast forward 2 years his landlord mentioned in passing he might sell the property; I was the first person on his mind.

I own units with no kitchen window and have had tenants mention that it just feels weird. 2.