What you want to check when signing up a PM is their indemnificaiton clause on who covers who in case someone does something wrong. 

Quote from @James Hampton: How about a quick check before you have to charge a screening fee? 

It’s a business account and I just checked, paying 3.95%, more than my personal one!

Honestly, Tampa checks all the boxes for cash flow, appreciation, and long-term growth, so let me know if you need more specifics or help with a plan!

On the other hand, true private lenders are not professional lenders and hedge fund type lenders (which is what hard money lenders are), but instead are regular people in your circle and sphere of influence.

I would check the rules in all of your jurisdictions.

Check your numbers! 

I don't play around with other people's money.As for sticking to Gilbert or checking out other cities around Phoenix, I'm doing my best to look at every city. 

If the tenants don’t leave by the deadline, your next step would be to check your state’s landlord-tenant laws to understand the eviction process.

We already paid them a pretty sizeable entry fee ($30k) to cover some of their equity and debt in another project..Your title report should have alerted you to the issue.The payoff the escrow company got from the lender should have alerted you to the problem.Your interview of the seller before you bought the house, should have alerted you to the problem.You calculations on the numbers should have alerted you to the problem.Check, cross check and check again.