I am approaching this casually at the moment, but it seems that the number of multi-family homes in the Phoenix and surrounding areas are very limited -- I guess it's a difference of culture or the fact that land is so cheap in the southwest that there isn't much demand for a duplex/triplex/4-plex.At any rate, I'd like to hear from anyone who has invested in this region.

This is a key assumption to my problem so if that is incorrect please let me know.The excel formula of course uses the syntax IRR(values, guess)For this example:- Row 1 will hold yearly cash flow for years 1-5.- Row 3 will hold sale proceeds- I will sell the property in year 5 So it will look like this:A1= 100 (cash outflow)B1= 10C1= 15D1= 15E1= 15E3 = 25 (proceeds from sale of asset)Here is the formula I am using to calculate this=IRR((A1:E1,E3))This will return a value but I am not sure if it is the correct way to calculate this because I am not sure how Excel is interpreting these flows with regard to timing.

I'd guess that there are firms that allow part time agents. 

I guess one of the girls that lives there now is not good with money and is getting the electric turned off.

My guess is that being a pro member allows you to set more of them. 

I personally wouldn't attend it, but if you can just do the day or two class and not give into temptation to pay for the "full course" than I guess you really have nothing to lose.

So i guess the real conundrum is that you aren't getting insurance because it's no longer required being this is no longer a flood. 

today i arranged an Asbestor inspector ($170  + $20 per sample) inspected the window side for signs of asbestos.The work is on hold and didnt make any progress as they tenant threaten the works about lawsuit and they are scared (i guess). 

Meaning, I would guess sellers don't care who is buying their property if the price is right.

I guess per what others have said, maybe you can go directly to the source, the sellers, whoever and do a lot of this on your end.