We live in Phoenix and every time the ac unit goes out (every 3-4 years) it takes them at least a week, but usually 2 to have someone come out, look at the unit, then complete paperwork and requests to get a new compressor or parts.I am dealing with this right now in my personal home, and am hunting for my first investment property right now.

I am not after cash flow right now.

"Saturated" is a bit of a throwaway term IMO - I manage STR's on Oahu and while Hawaii is about as "saturated" as it gets with STR's, people are making great returns on the right investments.

We just hope he leaves without destroying what's left of the home.

There are areas in the path of progress right now that are still relatively affordable and have decent rent to value ratios and are poised for long term appreciation. 

The tenants rightfully won. 

You've definitely pointed me in the right direction.

Right near the cool old downtown area and good schools and A rated area.

What is the time on market for rent right now currently for duplexes in that neighborhood and is your monthly asking price high, average, or low for the area.

I think you found yourself in the right place - soak up as much knowledge as you can but don't forget to take action!