Thank you all for the responses and feedback.

Any small/medium-size MF owners/managers in the downtown Phoenix market with tips and leads on finding reliable and responsible tenants for a property in a class C neighborhood in downtown Phoenix in today’s market?

In my experience, CPAs are extremely responsive in year 1, lag significantly but not alarmingly by year 2, and then respond only after a week between emails and 6 follow ups after year 3. 

Single-Family Home with a Basement:Pros:Familiar single-family living with potential rental income.Can be a good starter home, quieter living if the basement is well-soundproofed.Potentially lower initial investment compared to a duplex (depending on renovations).Cons:Finding tenants might take longer, especially if the basement isn't a fully formed apartment.You'll be responsible for all maintenance and repairs for both units.Less separation between your living space and the rental unit.Multifamily Duplex:Pros:Clear separation between your living space and the rental unit.Potentially higher rental income with a full, separate unit.Faster tenant search as it's a more traditional rental format.Cons:Might be slightly more expensive upfront than a single-family home with a converted basement.Potential for noise complaints if the duplex isn't well-built.Dealing with potentially two sets of tenants (though vacancy rates are typically lower with duplexes).So, which one to buy first?

The key to this would be using debt responsibly, though.

Solid market for low income investors, cash flow investors, Section 8 investors, that type of thing.

When sub / general relationships are purely transactional, the quality of work and responsiveness crumble.

From what Ii understand brokers pass deals along to past client they know can close a deal and when it hits the market its almost like a graveyard...I think for myself I'd be better off closing a deal with a mom-n-pop type owner and hopefully seller-finance an older property with some value-add to force appreciation.I appreciate your response, do you have any feedback on this?

I’ve seen properties advertised that the tenant is responsible for the HOA and it just screams cheap owner don’t rent hereLawncare - optional.

Get a response first, then try the pitch.