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A key note is that I am a framer for new construction and also have all the subcontractors.

I’m new to real estate but have a background in project management. 

Quote from @Brian L Harris: For AZ,  the best values, with the long term in mind, are single family new homes.

i think the gift basket may be more beneficial to real estate agents to get referrals and possibly to get new tenants. i bet that was nice, i wouldn't forget that either!

I'm new here.

How would you suggest I handle an expense like let's say new HVAC system is needed a month or so after we close the deal on the portfolio?

Instead of gutting a kitchen and making it all new, I would rather look for the easiest way to work with what I have.

We added a second high efficiency boiler that also heats water- Brute Combi-boiler, had the HVAC contractor add lines and a new Natural gas service.

Do a cash for keys deal and just try to get them out early… I’ve thought about offering that if they leave by the end of November (~60 days notice) that I’d give them November free + $500 in moving expenses and return of security deposit if left in good condition3.