I appreciate all the efforts to keep BP top notch.

Welcome to the site @Trace Carson every meetup I have attended has been well worth the effort.

I'll just say this: choose one strategy to REALLY focus your efforts on in real estate, wether its REITS, Single Families, Multi Families and dabble in the other topics.

Search for good properties in AZ seems to take some effort, patience. 

Especially when there is a bipartisan effort to change that law.

Also, a "For Rent" sign signals that the unit is empty and could make it more prone to vandalism.Do telephone screening before making the time and effort to show a property.

It takes some serious effort to pull a furnace or appliances. 

Resulting from lenders hitting the pause-button during the robo-signing/mortgage crises in an effort not to get sued by borrowers who were victims of either predatory lending practices or illegal foreclosure proceedings (robo-signing). 

If you have the budget and can tolerate the expense while you sort out and determine an acceptable ROI from your online and offline efforts you may get past your dependency on bandit  signs and become part of a legitimate established marketing system.You might find some useful material by searching Dan Kennedy's site or others known for direct response marketing.

It's not worth the effort to try to have a rental in a neighborhood like that.