But it might be a good idea to raise rates each year or so by $50 to $100 because it can communicate that you aren't completely checked out, and you value your property, your time, your investment.

This is a great idea that I think I will incorporate.Your point about a contingency line item is smart, I will need to talk to my lender about that possibility. 

On paper the cheap houses look great, but the reality is they are harder to manage, have higher turn over and cost a lot more time and money.Buying before you retire is a good idea because once you retire, your ability to borrow money is going to decrease as you don't have a regular income from a job.As you want to fix houses up, why not buy a house that needs a bit of work, live in it while doing the renos and then move when you sell it. 

I'd be happy to get on a call and discuss more about this market to get you a better idea of what to expect from AZ.

Low risk investments sell at a premium, that's the whole idea of cap rates.

My tenant never responded to the notice and won't respond to me at all so I have no idea what will happen.

But we also like the idea of having the highest cash flow possible.

I had no idea what to do.

Alec,The free services go a long way to giving you a pretty good idea for what a property’s demand will be.

I try sending a video or doing a live video walk-through with them so they can get a better idea of the layout, condition, neighborhood, etc.2.