[2]   Do you know if the buyer is going to owner occupy or is it an intended rental?

Typically, you can only do one rollover per 12-month period (again, IRS Publication 969 has the details).In the end, having the option to invest your HSA funds is usually a better bet than letting them sit in a basic savings account.

While you can't use any overage to help your income, you can offset (if the rents are enough) for a 1:1 and basically have no add to the income. 

@Allison Cutlip believe BP has leases for all 50 states and recommends RentRedi software.NOTE: the leases are very basic and short.

Despite the guru fed “misinformation” about all these under market price deals, they are actually very rare and require (1) the investor recognizing value that the seller and the rest of the market misses or (2) a seller with a need for an immediate sale and a buyer with the CASH immediately available to conclude a very quick closing usually forgoing inspections, financing, and other contingencies. 

Lenders are offering primary buyers that rate and you are getting it with 20 down (not even 25 which gets you the best investment rate). 

Please note the information provided below is a layman's definition designed to provide a basic understanding for the general audience.

Any good deal is very easy to find a buyer.

Personally, I would never live in PHX, but that is all personal biases (I prefer seasons and greenery), and clearly lots of people choose to live in PHX.At the end of the day, I would argue market selection almost only comes into play when you are talking assets that cater to institutional buyers that have to get investment committee sign off. 

That is the basic run down, I would suggest syncing up with a real estate knowledge accountant for your specific situation!