I've kept track of all time by day and property for the year as well as all receipts for repairs, supplies, and work done, so we are not as much passive, as active, even though we use a property management company for rent collection and first line of calls.  

The projections are that so many people will be moving to Phoenix in the coming years that we won't have enough housing supply for all of them.

. - the only thing such LL's will catch is either a law suit, a disgruntled tenant or a startled tenant (which poses a safety concern to you) if catching lease violations is a concern (which it should be) error on the side of AMPLE notice and you'll accomplish the same thing simply because it puts the Tenant on 'guard' to 'clean up' their act leading up to your inspection - which is really the whole point anyway.

No leaks in the roof, paving is good, new paint, a few broken doors, fencing is in good condition.Current Rent Roll: 134 units occupiedExpenses for 2019:Supplies $200Repairs $660Taxes $15,273Utilities $5,728Office $1,393Payroll $13,782Insurance $5,239Total Expenses: $42,275It seems like this is a no-brainer but I don't know if I'm missing something here.

In this type of scenario does the financial party usually hold the mortgage as well as supply the down payment?

Too much exposure, and we could never get 4th chair filled, as they were all independent stylists and bought their own supplies.

There Will be a correction and with the flood of houses on the market from the baby boomers dying off and selling homes to go live in retirement communities will create an Over supply of SFH and I believe that it won’t be going back up for a long time. 

Low supply and high demand often equals higher prices.

Interstate highway expansion has allowed for many large businesses to begin looking in the area and begin growing. 2,3,4 Dollar General Distribution Facility in Janesville, Amazon moving into Beloit and ABC Supply Co renovating entire blocks of Beloit.

I'm in discussions with private investor(s) to form an LLC where I will find local opportunities, investor(s) will supply cash, and I will renovate and manage the rentals and property sales.