This ended up being a wholetail where we physically closed on the property ourselves and relisted it on the MLS after bringing up its market value.

This is a difficult thing to do in today's market. 

Despite the fact that some markets were faced with 200% YOY increases this/last year, there doesn't seem to be a justification for this UW assumption.

I guess my question to you all is, where have you had the best luck in finding contractors for your projects, specifically in Arizona’s market?

The reason I want to sell is there is a property on the market I am absolutely in love with and wouldn't need to upgrade a single thing.

In any market, if the numbers work for you, it can be a good investment.

Property is still on the market and I am sure if I can find the funds they would consider me again.The property is going to be a challenge but since I don't have experience in investing I don't know if a hard money loan would work.Any ideas in funding? 

most of the builders that we work with are able to pay more points for the investor than sellers on the secondary market.  

Agreed, seems like a tenant to keep as long as they are paying market rent.

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.