As an aside, the tenant has also been several days late to pay rent for the last few months, but I am having a hard time faulting them due to the hardship from the increased utility bills.I'm not a shady guy and I want to make this right, I just don't know the best way to do so.

I am also looking for an AZ lic RE agent who would be willing to pull comps and help me locate individuals that would advise me on the condition of the homes that I have under contract but no idea of their condition and repo assessments.

One way or another, however, the investors must work to pay down loans, increase rents and decrease expenses wherever possible.

@Patrick Philip You will be looking for opportunities to increase income or decrease expenses.

What is the general condition of the house when you buy it?

Said it was in really good condition on the inside. 

For the terms and conditions these would be up to you and the owner of the property, talk with an attorney about your lender laws for your state as there could be limits on what you could charge.

Due to my income falling between the $100-$150k, I am curious on how to increase the amount I can write off of the maximum $25k passive loss for active real estate investors (not sure if there is a term for this write off). 

If you own land close by you are probably aware of the rapid increases in land values based on a strong economy and the proximity to the Domain (the new Downtown) just 2 miles away.

Most importantly, I am looking for suggestions on CU's that offer great terms and conditions in the Chicagoland area.