Usually seller demands big upfront payment and could care less if buyer follows through or defaults. 

For $50/month we get to deal with rigorous screening of less than ideal tenants, constant calls from tenants, damage to the property every time we turn around because people do not care about things in this class of property, Section 8 and the government (who doesnt love to deal with the governement), maintenance requests because none of the plumbing is updated, codes enforcement because the tenant decided it was a great idea to put a couch in the yard, and last but not least angry owners wondering why their pro forma isnt being met ("I was gunna get a 75% COC on this thing").Now this is a pessimistic view of what it is like but PM is a pretty thankless job, especially in low end properties.

I try to be as selective as possible and ensure both myself, my company policies and procedures and the investors all have similar mindsets when it comes to managing their portfolios.

And seeing as this money is retirement money that I previously had 'safely' tucked into the stock market I'm even more careful about it.  

Based on my research, the greater Phoenix area is not much better than Calif when it comes to the cap rate.I would like to stay within a 2 hour flight distance if I would ever need to make a visit to take care of business being that I still have a day job and time will be a limited resource.

Just be cautious of all the carefully disguised ads on the site.

Overall they have taken excellent care of the house.

Auction.com is there to get the property under contract and get earnest money, after that they really don't care.

For instance, I had a family friend that gifted their home then had a sudden illness that required long term nursing home care.

It is a huge red flag if they truly don't care about the features, if they are just desperate to take anything.