It's a bit burdensome and can make many sellers of such properties nervous since they often don't want to tell their tenants they're selling in case the deal falls through. 

There's no way you should be able to feel the metal bars of the frame through the cushions when seated, no matter what. 

I appreciate the input and with think through this decision.

Again, I am learning through all of this, and I just appreciate your responding to me! 

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.

Take your time and really think through your purpose and perspective before making a move.  

Best thing to do would be to speak with a good local CPA who can guide you through all of that.  

Since rental losses are typically passive, the best way to offset W-2 income is through Real Estate Professional Status (REPS) (750+ hours) or Short-Term Rentals (STRs) (100+ hours and more time than anyone else managing the property), which allow real estate losses, including depreciation, to offset active income.A cost segregation study accelerates depreciation, generating large upfront deductions.

We have many new attractions being built, several neighborhoods going through revitalization, rent increases, the list goes on and on.

Apologize in advance if this has been outlined before, but I read on different posts you can use hard money loans through Auction.com.