LTRs are likely the path to least resistance in PHX and might be a good starting spot. 

This speaks to the point that I make ad nauseum that I sometimes get flamed for and that no one wants to believe. 

And apparently doesn't etch or stain as easily and is heat resistant.

It goes in much faster and is more water resistant. 

Right now we like inflation resistant asset classes-- multifamily, self-storage and MHCs.

The tenant was resistant and we knew we were just trying to throw spaghetti at the wall to see if it would stick.

The underlying fundamentals that drive returns for real estate investors are (low) supply and (high) demand, population growth, high paying jobs (ideally in diverse industries for maximum recession resistance), affordability and desirability.

I have been saying this for 1.5 yrs and have met a lot of resistance on BP.

General rule of thumb I have heard is that carpet in a rental is expected to last about 5 years.The real fix here is buying premium higher traffic resistant carpet, or converting to a hard flooring on your next replacement, like LVP. 

Sorry couldn't resist.