As far as that goes I would feel comfortable playing with the rent a bit, you can raise it slightly every time and see how the market reacts.

Try to meet in person most of the time because naturally humans put more trust into someone they physically see, body language and a lot easier to build rapport with.

Of course the three-handle valve bodies keep on degrading, and sooner or later, replacing parts just won't do the trick.

You know who moves those in the area and you react accordingly. 

Lots of new developments have now been announced in the Phoenix area in 2018, but it's reacting to demand, not speculating that it will come like in the 2000s.Trades people were hit hard in the recession.

I’ve wanted to do bandit signs because I hear they work but I don’t know how the county would react to the bandit signs.

It's just a lot easier to do your due diligence if the property is close by, and you can react faster to anything that has to be taken care of.

I am getting older and I see that my current career is taking a toll on my body.

Mostly cosmetic items in my opinion (new flooring, painting cabinetry, fresh paint, electrical and plumbing fixtures) etc and one bathroom is having a completely new tub, shower body (+ finishes) cement board walls, waterproofing and tile work. 

Even as a new investor, every body has some type of value to offer, it could be money for one of his investments (which could be less than you ever think it has to be), could be time and effort that you can offer him to find more deals or maybe you have a construction background.