That has helped boost the number of high-end sales.

Hiring a competent PM will free up your time and mental energy to work on growing your portfolio.Phoenix isn't unique right now- nearly every market in the country is going nuts.

If there is enough equity do a conventional refi now while rates are low and most homes are showing a good boost in equity- do it!

The tenant in place ended up showcasing some mental health struggles that made me opt out of house hacking.

Variously called “independent living,” “transitional housing,” “shared housing” or “sober living,” the homes serve many populations: the aged, disabled, mentally ill and recovering alcoholics.

The REA that don't, I don't work with because they have a "1 sale" mentality...and I understand that. 

You are approaching REI from a Stock Market mentality. 

I had to evict people right off the bat which was financially and mentally something I didn't account for.

I already feel like I've learned a ton, not just about real estate investing or smart business practices, but about general life skills like the importance of goal setting and developing the right mentality to be successful. 

Brattleboro has a hospital as well as The Retreat, which is an in-patient hospital for mental health.