In practice this prevents many lenders from offering a new mortgage. 

Here are the four statistics you'll want to consider when researching prospective markets:1) Job Growth2) Population Growth3) Migration4) Housing MarketAnd here are some relevant articles about Phoenix to save you some time:-- Phoenix leads US Counties in Job Growth, New Data Shows-- Phoenix leads the US in Population Growth, New Census Data Shows-- Phoenix is the #1 Migration Destination-- Phoenix is Expected to be Among the Top 5 Housing Markets in 2020I can practically guarantee none of the other markets you're considering are going to be as strong on all factors as the Phoenix metro area is.

Not a bad practice to also have a checklist before move in that tenant signs off on, just like Enterprise Rent-a-car. 

It's a best practice to consult with your attorney, or physician before implementing your policies.

If you know the best practices in California as my previous broker said a quitclaim would be fine, after a call to the lender they will not accept a quitclaim deed obviously.

Excuse me for being naive.Is this a best practice: include the lot rent WITHIN the monthly note to avoid this problem? 

With that said, its your responsibility (and any other LL's) to practice what we often preach.

That we have exercised best practices to ensure that they will have shelter while we workout rent payments. 

I wanted to do a rehab and be “hands on” so I was looking for something in an area I felt safe to work alone at night and was small enough to practice on without becoming too costly.

Roleplay, practice, record your call.