I am focused on multi-fam (duplex) and they will only go 70% LTV on cash out and requires 6 month seasoning under conventional. 

The commercial deals require a lot of seasoning before lenders will really consider the bump in income. 

The fundamentals are strong, both annual and seasonal.

Older car washes are becoming obsolete.   

New to real estate investing/wholesaling looking to attend some local rei meetings and connect with new/seasoned real estate investors

There are very few, but some rehabs as Tucson has older sections dating back to pre-wwII.  

With that being said gentleman, i appreciate the feed back, i'm trying to get my foot in the door and have been doing minor research on how this all works. i have an investors mindset with a limited knowledge of the business.

I'd love a seasoned investor's take on what's missing with my analysis.

Make sure you check heating and cooling systems as well regardless of season, and have the inspector show you how those items work, e.g. if its a boiler. 

And to all of those that are older and wiser than me... thank you for your continued support and guidance, and I hope your year is fabulous as well!