If they have a good interest rate it might be worth looking to see if you could assume their loan to take advantage of the lower rate.  

If someone says "but I meet the qualifications!"

This will affect things like required down payment, rates, and even which lending institutions would be willing to finance. i encourage you to look up warrantability for financing just so that you don't have surprisses when your 20% down buyer cannot finance that way.

It’s always fascinating to meet investors, learn about their careers, and hear how they got into real estate.Do you focus solely on STRs?

After meeting with a number (like 8) different contractors the quotes i got back made the deal, not a deal (i think). 

If it's currently an STR they should be able to provide you with the p/l statement from prior years so you can see gross rents, operating expenses, average daily rates and occupancy levels.

There are also case by case opportunities within the North Phoenix market where rental rates are stronger. 

If you're goal is a long term hold, you're almost certainly going to do well even with a market rate deal in any of those states.

The house is a new construction in a Class C neighborhood.The tenants pay late rate ~50% of time, they damaged part of the garage, they have people not of the lease living there, and they leave trash in the yard.Part of me wants to keep these tenants because:-They do pay eventually-I don't want vacancy-The turnover costs could/will be high-How much more damage could they do?

Time ManagementReal estate can consume all your time with endless tasks—client meetings, marketing, and paperwork.