I buy deep though, and don't seem to care to budge on my bid given the scope. 

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.

A few years ago I stopped coaching, I sold my print marketing company (Yellow Letters) to care for my wife.

There's a reason that people try to buy properties off-market and that is because you can find sellers who care more about terms than maximizing returns.So start with a conversation: you already presumably have some rapport since it's your landlord and you've spoken before.

Then, in April last year, my husband and I started a business, and I temporarily put both of those on hold while taking care of my dad.

Add utilities, lawn and pool care $800-1000.

You just have to be careful because some sales agents will just advise you to over improve the property because it makes their job easier.

Research market rents, carefully calculate expenses, and ensure you have a solid lease agreement.

Be careful about the advice of others when it comes to your RE investing future. 

I would tread very very carefully here