I was middle of a deal but not sure if I should wait it out at this point in time.

Just by reading your post it seems like you're in the middle of the ocean and figuring out what direction to go.

The problem is the house's zip code is a tiny dot, right in the middle of and surrounded on all sides by a huge zip code (95019 in the 95076).

Not one tenant agreed with me.Although I find it easier to address a problem "head on" I think most people are wired to avoid "conflict".It's not easy for most people to willingly place themselves in uncomfortable situations.The stress, due to lack of information, is mounting everyday, for both landlords and tenants.I do agree with a previous poster about the need to (find a way) to be equitable *when* working on a solution, even with so many variables in tenant's circumstances.Even tenants that aren't particularly fond of each other are having long, involved, daily conversations with each other over " the rent"Many of us volunteer at local pantries and have direct contact with the many, hard working, used to be middle class, families, that, through no direct fault of their own, are already homeless.Even if they are lucky?

I'm interested in more details about this property if it's located at least 3 blocks east of rt 130 (properties closer can be hard to sell and properties west of rt 130 are in the Woodlynne neighborhood, which is a different set of comps). 

I'm in the middle of school right now so all week I'm studying.

Given they're paying cash they are more than likely middle age or older.  

I have had a tenant call the fire department in the middle of the night and they came over and turned off the water.

thanks for bringing this up.a 4plex in the East Valley of the PHX MSA  just fell through contract and the agent wants me to submit an offer and just sent me the docs to sign but now I'm contemplating not moving forward with this purchase.

Full disclosure: I am very, very new to all this. I follow the basic rules: buy 1%+ properties, have significant cash reserves, etc. etc. So far I have 2 rentals that have been doing great and are absolute cash cows.
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