The HOA fees scare the heck out of me because they can increase at a moments notice

I would even do 6 or 12 month rentals to give yourself room to reevaluated the market and increase the rent.I would then draw on the HELOC which your tenant will cover from your premium rent.I would use the HELOC as leverage as a down payment to a large multi-unit. 

I intend to increase the rent to market rate, but I would like to do that gradually.

I offer the small pricing tweaks and info for your consideration.I would increase your property tax estimate to 1.25%.  

WAAAAAAY more affordable.http://ktar.com/story/1908091/could-downtown-phoenix-be-the-next-major-hub-for-high-tech-companies/"Shannon Selby, the economic development program manager for the City of Phoenix, said the number of high-tech companies in the area has increased from 67 to 281 over the last five years, a growth of more than 300 percent."

Silicone valley obviously increased a lot already in last 5 years, and it should be one of the most expensive city in among the US.

Signs of slowing due to increased inventory, but still double digit growth/appreciation continued for remainder of year.You will get good cashflow in midwest, but limited appreciation.I'm vested in southern California and Las Vegas.

The issue is with the second floor tenant, they've been there for 5 years and never had a rent increase.  

I realize now, that I made a huge mistake buying new and I can greatly increase my monthly cash flow for other, more important investments.

That would increase your savings rate!