I also know Arizona is fairly investor 'friendly' and has fairly low property taxes.Interested in purchasing small multifamily properties (2-8 units) depending on the property and numbers of course.

Taxes are calculated on the gain (e.g. sale price - purchase price + expenses, broken down fairly clearly by @Jake Baker) not just on the sale price.The tax treatment on sale of a Primary Residence vs.

So just don't open yourself up to fair housing violations if you do deny them.

I'm about ready to retire so I'm not looking to compete in a bidding war, mainly looking for a fair deal that I can rehab or a turnkey with some cash flow. 

Not as good as a separate metering, but its less cost and seems fair to me with little added effort for billing.

I think there's a fair amount of play in the budget for what needs to be done.  

You're making a fairly common mistake of designing your castle when you haven't even learned how to build a chicken coop.

I'm fairly new to investing, bought my first 2 SFH a year ago through a turnkey company.

It feels like I have fairly long tenancies.

As far as Co gendering doesnt that fall under fair housing if i dont let someone stay in a room because of their sex?