Yes, I have spoken to a bunch of knowledgeable contractors but the bids have been very high. 

I definitely have been thinking about out-of-state, in fact, my aunt and uncle and cousins just moved from San Jose out to Phenoix area and are doing quite well, (of course, they made a killing on their real estate in San Jose to help them).I will definitely DM you, and thank you again for the help.

I'm hearing more about AP on takeovers that the new ownership did not seem to have knowledge of, and high AP at existing properties that have cash flow issues.   

The guest typically goes to the curb ("public area") during the day to smoke, but I do now have photos/videos of them smoking definitively on the property (on the premises near the front door - not the "public" area near the street). 

If you're experienced or high volume, this can be mitigated. 

There is negative cash flow… my thoughts are that either:- Rent estimate is way off- Property value is too high- Other?

There are great values and there are some very high prices. 

Spain is in very bad shape economically right now with extremely high youth employment and occasional riots.

All the cohousing developments I've come across have a high degree of pride of ownership and community.

Build a portfolio of cash flow producing single-family homes in a high-cost market with high barriers to entry.