Assume break even cash flow while rented which includes a generous $600/mo repair fund. 

Other risks, the contractor walking off the job, a storm hitting and delaying the project for weeks, someone breaking into the home and stealing stuff (which happened just the other day to a client of mine), a squatter, or drunk driver driving into the house (happened a lot at my old job as a firefighter lol).

Even if you rent at a break even or slight loss, if you could have 3 years of rental income offsetting your mortgage while realizing 3-6% appreciation, could be worth it, especially if you think appreciating for this area will exceed national averages.

If I had $100k to buy an investment property and wanted at least break even on cash flow I would buy a new build in Casa Grande.

And then you hit the christmas time. 

Does anyone have some creative ideas on how I can break into the market?

At a 7.5-8.00 interest rate you may be able to break even on a dscr loan.

What about maintenance if a device breaks?

About 3 months have gone by and we just received an email from a communications company billing us $4,000 for breaking a communication line buried in the yard.

Things break and issues occur every day of the week, uplanned.