the carpet is terrible too,  the fridge is blocking cabinets and there is a giant hole between the fridge and oven. but as long as you got a tenant that likes it,  noone cares what I think. 

The counties in Florida that do online auctions have been adding rules to eliminate the institutions that can open hundreds of thousands of accounts.

A successful investor's time may be worth hundreds of dollars per hour.

The cabinets are in good shape.

I think the only merit to this is if taxes in your area are really high meaning hundreds and hundreds in negative cash flow and a long path to profitability either due to this or rent stagnancy.Since this house is in Arizona, which from all indications is a fairly strong rental growth market, and you could feasibly have the house for nothing into it with a good chunk of cash in the bank to cover the temporary negative cash flow, I would probably just go option 1 assuming the taxes are reasonable.

"if you're lucky, you're gonna make a few hundred bucks on each property after expenses.. you'll need 3 or 4 properties just to covert the same amount of your mortgage, and that's if nothing goes wrong with any of them.

Does anyone have any experiences (good or bad) with cabinet companies such as Kitchen Cubes (Pre-Assembled), or Cabinets to Go (RTA)?  

One credit pull will give you access to hundreds of lenders, instead of shopping and jeopardizing your rate from the time you spent talking to different lenders. 

.; deadbeat and unruly tenants, vacancy, non-payment, crime, property destruction, etc.) for a few hundred (or even a few thousand) a month? 

Besides painting, property needed whole new flooring, updated appliances, some cabinets repair, AC unit is on its last leg, water heater almost 15 years old, and whole lot of cosmetics like windows, old plumbing and the yard front and back completely neglected.