Then when that tenant left, I had to paint and do I few minor things for the next tenant, but that all came out of reserves too.  

I've bought several assets that were HUD houses listed on auction.com for much less after they left auction.com and wound up on hudhomestore.com.The folks at auction.com will share with me (your mileage may vary) the ballpark that I need to be in on a given asset to buy it.  

Never had an opportunity to get back in the saddle as she was against the idea of anything besides being a stay at home mom, which left me footing the bills with not much left over.  

(The good news is the water bill went down a bunch when they left.)  2 or 3 smaller raises are more likely to keep him around longer.

I now owe only a car payment at 1.9% interest with 5 years left and a balance of 38k, my home mortgage at 3.375% and two investment properties. 

You can go onto the site for Maricopa and Yavapai and Coconino and also for Pinal and see what was purchased and who bought them and what is left over or struck to the county. 

I remember being new construction left and right, and prices being much better than South Florida.

[sidebar: On BP (no where else) they call it BRRRR (Buy, Renovate, Rent, Refinance, Repeat.)] ...

I actually got a response from a note that I left about one of the eight...so we will see.

I would (and did) hesitate to use them I recently purchased an SFR and only had ~22 days left to close.