A a basic starting out foundation what is a good percentage of ARV that ii should be looking to offer on properties in the Phoenix (Valley) area.

There are small local banks that will offer loan products for such properties, you would have to call around and see (small banks with about 5-10 branches often work best in my experience). 

Hi all - will anyone offer a general minimum for rent to price ratio? 

East Terrell Hills:- Affordability: East Terrell Hills offers more affordable entry points compared to some other areas.- Revitalization: The area is seeing revitalization efforts which can be beneficial for investors looking to capitalize on emerging markets.Data Reference:San Antonio Business Journal: Reports on Alamo Ranch’s growthZillow: Provides home value trends and market insightsUltimately, “if the numbers work” is key, but these areas show strong growth potential and demand.

You're asking a legal question based on your state's laws.

I am offering 1.5m (as it needs about $200k in updates for our tastes).

@Ryan McCann If your location is right, the market not too busy, and you offer something good you should have no trouble.

Infact, it's advertised online with the Realtor.com site showing all the amenities of my apartment, the electrical, the plumbing, the windows, the door, the shower and toilet and even the kitchen sink so obviously it must be legal because I can't see an agent of his caliper risking his career and livelyhood for undisclosed info.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

Let's say the below 10 unit is being offered at $800K: Property: 123 Anywhere, USAGOI: $75K ($625/month)NOI: $45KCAP: 5.6You love this opportunity because you understand it's potential - more importantly, how to realize the potential.