@Maya Torres we filled a vacant unit last weekend using an electronic lock box (coupled with a ring security camera to monitor the property somewhat during the showing/ changing the code when people leave) to allow prospective tenants to see properties without an agent/manager present and 3D camera/matterport for virtual showings.

Or that the units are legal and built with building permits?

Make no mistake many full time real estate investors are facing the prospect of losing their income just the same as the bartender down the street, yet no one on this thread is accusing them of irresponsible financial decisions. 

What works is to buy low/@deep discount which is done in my world by marketing/prospecting/referrals.

Seller very well could have received an variance to allow them, and if work was permitted I would assume seller has received that variance. 

If you built the garages, installed the pool, etc without permits and inspections, you'll have many more problems with getting those passed by your township than you may think.The solution I would recommend is to have your parents refi, put the property into a trust, you can be a co-beneficiary, and when you can afford, give them whatever money you have agreed to and have them quit claim their beneficial interest in the trust to you.I am a realtor, not an attorney, so please seek out a qualified attorney to get you set up. 

Plan/permitting costs may be up as well. 

Here are the four statistics you'll want to consider when researching prospective markets:1) Job Growth2) Population Growth3) Migration4) Housing MarketAnd here are some relevant articles about Phoenix to save you some time:-- Phoenix leads US Counties in Job Growth, New Data Shows-- Phoenix leads the US in Population Growth, New Census Data Shows-- Phoenix is the #1 Migration Destination-- Phoenix is Expected to be Among the Top 5 Housing Markets in 2020I can practically guarantee none of the other markets you're considering are going to be as strong on all factors as the Phoenix metro area is.

I guesss i'm just curious to hear other experienced investors in this area and see how you guys are approaching your prospective cash buyers and getting them on your Buyer's List. 

Property management is a hands-on business, especially when you take property showings to prospective renters, maintenance, and move-in / move-outs into account - all of which require face-to-face contact.Secondly, landlords and property managers alike have either already, or likely will face, issues with delayed or non-existent rent payments come April 1st.