And while I do try to put in money into my company IRA account (they match 3%), should I really be putting the rest of the money into my retirement account?

Don't mean to distract from the mail trail but I thought the reverse was  the case. 

If you put in two weeks trying to research it and then find out the seller won't go lower than 80% ARV, that time is gone.

Keep it simple and always remember it is a rental and how fast will I get my cash back that I put in.  

Just put in an offer for around 715k on a building in a lower income area in Chandler AZ, but surrounded by good neighborhoods with great schools, as well as higher income areas This particular neighborhood's median household income is around 30k whereas surrounding neighborhoods are 60k-85k.

You find private money or an equity partner that can put in 36mm (30%) this should bring 100mm per month.

We didn't know it at the time, but with what the water district willing to put in the water line in the way we would need it in the future, sounds like this option is beginning to be more feasible.

I'm just about to put in some nice cabinets and granite counter tops into my first rental because at some point I will probably move into this house but I am also hoping that it will possibly attract a renter that wont want to destroy my place.

One key part of this is how much money that you have to put in to this deal.

Don't have much money but willing to put in the time needed, & im handy with general maintainace of a house.