Commercial real estate is going to have some stress no doubt and i suspect many larger hedge funds to very wealthy investors are going to score the deals the OP is talking about..

the price is going to be the price. it's not going to give you that much stress compared to a contractor that uses paint that varies in price/color every single time.Let's face it. your not going to be using the same contractor all the timeif you're looking to do White and paint over good texture I would go with Maintenance Paint, from Lowe's, 5 gallon is about $40 to $50 then if you wanted an accent color or something else pick a color and paint every single unit that same color, do not deviate.

Knowing that and expecting it will bring stress levels down.

I got both my realtor and lender via referral and they both made the process SO much easier and less stressful for me than it otherwise could have been.

I would advise you to close on your home 2-4 weeks before you have to move in, allowing time to complete any repairs, paint, decorate and move in with little/no stress. 2-4 MF units in good areas that are affordable in the PHX market are difficult to come by.

My stress level now went down.

Its stressful not knowing when it will come in for sure, but I've been fortunate to collect what I have. 

Having said that, if you can get good value while still stress-testing at 70%, 0 rent growth for a couple of years, and an escalating reversion cap, submit that LOI.

In other words to get the stress off Governors backs.

The APP will save property addresses you want to market, skip trace the owners, and send postcards with a touch of a button.