We love being outside and need to do something soon, as the constant harping on the pups to stay inside the fence is getting quite exhausting!

However, maintaining a cushion for those times when all hell breaks loose (the boiler needs to be replaced unexpectedly and tenants forget that paying rent is a priority) will also make your life better and allow you to make better choices (as in do not rent to any warm body...an empty apartment is much cheaper than an occupied apartment with the wrong tenant in it).Good luck

Economies of scale are one of the biggest reasons TK companies are able to handle bigger volumes than an individual fix-and-flipper.

Ok, so I just left a meeting with Renatus less than an hour ago and I am genuinely torn.

For example, a VRBO inquiry goes to a different Slack channel than an alert from the water sensor that there is a leak. 

Eventually I will identify a particular piece of property and spend the money on a more exhaustive feasibility study for that specific location, but I feel like I need to have done some research on the Tucson area or SE AZ as a whole in order to see what I'm up against.

Both are in essence retirement plans with the same tax-favored status as your current county plan (likely a 457b), but are configured to be able to allow for investments beyond the stock market such as real estate, private lending, etc.It sounds like you may have the necessary self-employment to qualify for a Solo 401(k), which is a nicer overall retirement plan and has higher contribution limits than an IRA would. 

The wife is moving out as I type, and the husband has asked that I use their deposit and allow him to stay until the funds are exhausted.

Remember, an empty unit is better than an occupied unit with a bad tenant.  

If not real estate can be confusing as well as exhausting considering the many options out there.