We are clutching at straws here to find something indicating a little cooling in the market....Phoenix is currently the strongest large-city housing market in the USA and this is fueled by inter-state population movements.

You may need to send them a legal document indicating that you have taken possession of the house.

If they moved within the same complex, moving costs should be minimal. 

Rentometer will give you a good indication.

The fact they are complaining online might be an indication the property manager dealt with them properly so be sure to ask the manager for their side of the story.7.

I figure it’s a great way to earn money by doing minimal work but at the same time I feel like I can be spending that hour to prospect in my own market.

There are a lot of moving pieces ... identifying the property - having the vision for maximizing the ARV - estimating the rehab costs - negotiating to buy at the right price - keeping you in the loop as the work progresses - staying on schedule and on budget - maximizing the resale marketing and minimizing the overall hold time. 

@Immanuel Sibero wouldn't cap rate be an indicator as to which you should choose for a particular property either to sell or to refinance, in that way it is a level playing field that does not depend on how much equity there is in the property.

it's dirtier now then when she moved in" indicates the unit wasn't clean when she moved in. 

With that said, I would house hack 3-4 units, take advantage of the 10 Fannie/Freddy loans available to you, and use minimal funds (3.5% down).