Most lenders do not like to lend to out of state clients using construction loans, some local lenders we work with will work with out of state clients if they know we are attached to the deal, because they do not want their client going belly up.Your 130K is going to get you into an F market. 

Guys, I am in AZ, thanks Rob for attaching a copy.

I'm sure she'd be happy to answer your questions no strings attached. 

It has 2Bed 2.5 Bath, around 1400 sqf including 2 attached garage spots.

Perform the same task in each app to ensure a fair comparison.Load a property with pictures and details.Market that property.See what your marketing looks like from the public's perspective.Submit a fake application to see how easy the process is.Run a credit/screening report on yourself.Enter a maintenance request, assign a vendor, and attach a fake invoice.Enter charges to the tenant's ledger.Enter recurring charges and automatic late fees.Sign documents electronically.Run owner reports.After testing a few apps, one should clearly stand out.

Perform the same task in each app to ensure a fair comparison.Load a property with pictures and details.Market that property.See what your marketing looks like from the public's perspective.Submit a fake application to see how easy the process is.Run a credit/screening report on yourself.Enter a maintenance request, assign a vendor, and attach a fake invoice.Enter charges to the tenant's ledger.Enter recurring charges and automatic late fees.Sign documents electronically.Run owner reports.After testing a few apps, one should clearly stand out.

(edit: the property can have up to 3 units built on it...house with attached separate apartment + unattached ADU)Of course, other people are telling me to park my cash in a high yield savings account and just chill LOL, but I'm not really comfortable with that either as an investment strategy.

I've looked into soundproofing matting to attach to the ceiling, then the Z channels and another layer of drywall, but I wondered if anyone else has dealt with this.

Sue them (good luck, even if you win, will they have any assets to attached). 

I have attached a spreadsheet I've created on the following cost of developing a duplex.