As a hard money guy with my finger on the pulse of the lending market I'm always happy to give you an idea of whether the pricing/terms you are being quoted are reasonable.

I guess my question to you all is, where have you had the best luck in finding contractors for your projects, specifically in Arizona’s market?

The reason I want to sell is there is a property on the market I am absolutely in love with and wouldn't need to upgrade a single thing.

Property is still on the market and I am sure if I can find the funds they would consider me again.The property is going to be a challenge but since I don't have experience in investing I don't know if a hard money loan would work.Any ideas in funding? 

Agreed, seems like a tenant to keep as long as they are paying market rent.

most of the builders that we work with are able to pay more points for the investor than sellers on the secondary market.  

. -  In my market they just issue the permit.

Great market for BRRRs

In any market, if the numbers work for you, it can be a good investment.

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.