So if you are going to do another 5% down then the FHA component matters less.

On the other hand, an SFR might offer more stability with less intensive management.If cash flow is your primary goal and Phoenix isn’t making the cut, you might want to explore cash flow-heavy markets in the Midwest or the South.

For a normal interior we would use the following- sprayer for ceilings (flat white) and for doors (switch to semi-gloss) - 3'' angled brush for cut in and trim- 19'' roller frame with 1/2'' nap cover for walls (this is where the real magic happens).

We're picking up extra work, multiple side-hustles and cutting living expenses... what am I missing here?! 

, Buy property off market to cut out some seller costs and get the deal at below-market value, Would an interest-only loan be best for your hold-term and strategy?

If the tenant violates the lease in other ways by how the treat the property issue them a notice to correct and if they don't correct the issue you COULD try to evict, BUT I would make sure the issue is VERY VERY clear cut because I have trouble believing a magistrate will allow an eviction for petty things or something that isn't 110% clear to everyone involved. 

I've had more folks than you think in your same position who look to cut cost with the wrong professionals and then regret it.

So if you can get more than one week with your points, then that cuts the membership fee down and your maintenance fee down by however many weeks or nights you can get.  

Over time, they raised prices, cut the lead amounts, and had their Internal telemarketing team make the first contact and then tried to "warm connect" us.

But maybe I have to cut my losses.