I haven't figured out how to reply directly in a forum yet. =)However, this is still early, I've only had access since Friday. 

I currently broker LIHTC multi-family for a large firm coast to coast and am also interested in MF in the Arizona submarkets as well, and will eventually invest on that scale - I just figure breaking into the state through SFH flips may be a more risk adverse way to understand the pros and cons to phoenix submarkets.

I've never seen a place where so many people of average to below average intelligence make 6 figures.

Here in Horry County, you can expect to pay around $3350/year for a property valued at $250,000. 

While dealing with all sorts of people, and dealing with lease violators, are all part of owning/managing properties, YOU set the tone for how you will be treated and how your tenants are expected to behave. 

I can help you with accurate rent expectations.

Is it realistic to ask for and expect to get at least 2 landlord references and 2 tenant references (current clients) if I am a " small time" landlord with one property, not multiple units?

I have not familiarity with any of those markets, have just saw a tone of videos about Baltimore and seems like they numbers work out and I have seen prices incredibly low for a home to rehab and remodeled house higher than I would expect.

Myself and a friend are looking to get into investing in buying hold single-family homes. She would be putting all the cash down for the property and I'm a contractor and would take care of all of the rehab work along...

The first conversation that needs to be had is with the contractor to figure out why the previous agreement is not being honored.