This isn't your fault, but everyone who has watched HGTV for half an hour is an aspiring real estate investor.

(Effective September 30, 2018.)(1) A landlord may not, based on the source of income of an otherwise eligible prospective tenant or current tenant:(a) Refuse to lease or rent any real property to a prospective tenant or current tenant, unless the: (i) Prospective tenant's or current tenant's source of income is conditioned on the real property passing inspection; (ii) written estimate of the cost of improvements necessary to pass inspection is more than one thousand five hundred dollars; and (iii) landlord has not received moneys from the landlord mitigation program account to make the improvements;(b) Expel a prospective tenant or current tenant from any real property;(c) Make any distinction, discrimination, or restriction against a prospective tenant or current tenant in the price, terms, conditions, fees, or privileges relating to the rental, lease, or occupancy of real property or in the furnishing of any facilities or services in connection with the rental, lease, or occupancy of real property;(d) Attempt to discourage the rental or lease of any real property to a prospective tenant or current tenant;(e) Assist, induce, incite, or coerce another person to commit an act or engage in a practice that violates this section;(f) Coerce, intimidate, threaten, or interfere with any person in the exercise or enjoyment of, or on account of the person having exercised or enjoyed or having aided or encouraged any other person in the exercise or enjoyment of, any right granted or protected under this section;(g) Represent to a person that a dwelling unit is not available for inspection or rental when the dwelling unit in fact is available for inspection or rental; or(h) Otherwise make unavailable or deny a dwelling unit to a prospective tenant or current tenant that, but for his or her source of income, would be eligible to rent real property.(2) A landlord may not publish, circulate, issue, or display, or cause to be published, circulated, issued, or displayed, any communication, notice, advertisement, or sign of any kind relating to the rental or lease of real property that indicates a preference, limitation, or requirement based on any source of income.(3) If a landlord requires that a prospective tenant or current tenant have a certain threshold level of income, any source of income in the form of a rent voucher or subsidy must be subtracted from the total of the monthly rent prior to calculating if the income criteria have been met.(4) A person in violation of this section shall be held liable in a civil action up to four and one-half times the monthly rent of the real property at issue, as well as court costs and reasonable attorneys' fees.(5) As used in this section, "source of income" includes benefits or subsidy programs including housing assistance, public assistance, emergency rental assistance, veterans benefits, social security, supplemental security income or other retirement programs, and other programs administered by any federal, state, local, or nonprofit entity.

I bought a townhouse near Del Ray, Alexandria 2 years ago (pre-real estate obsession) and while the rents may never cover the mortgage, appreciation has been solid and should continue to increase thanks to a metro coming in 2021 within a 1/4 mile of my house and Amazon HQ2 about 5 minutes up the street. 

The West half of the park units have individual meters that are billed through the City directly.

Can anyone connect me with a Property Management Company or a property manager within 20 miles of Tempe Arizona, please?

Usually I look for a value add like turning a half bathroom to a full, or adding an additional bedroom, but the comps were strong and I knew by cleaning the home up I could easily find the value.

I'm working with an investor who found a property with GREAT potential, but I'm having a hard time finding comps for an ARV.Property details: ~1800 sq. ft Ranch1.07 acres4 bed, 2 bathThere are only 3 "comps" within .5 miles from property and 20 within 1 mile (sold in last 365 days).

Would half of the finish out for the apartments be closer to residential buildout cost?

for instance if I receive $1600/mo for a 1br/1bth how much more could I possibly get.Note these are in pretty good metro areas, C+ to B+ within a couple miles of the beach.I plan to not be super involved and outsource a good amount. 

I track miles, to do lists, receipts and more, much more because it allows me to organize easily, takes great scans of receipts and other documents I may need to access quickly including prospective properties I’ve done research on and is accessible on the cloud.