I would think Seattle has a more stable job market due to the tech industry.....employment in Phoenix has always been too heavily dependent on construction and real estate (in my opinion), which is most likely why we have drastic boom / bust cycles.

For example, if you buy an average priced sfr deal and sell it tomorrow for $15k, that's not bad as long as $15k is pure profit.

However, if you buy in the hills or near the HS, you might be looking at above average rent.I manage 2 , 1 bed duplexes in the older area, (avg. $700) a 5-plex in the hills and will have a 3 bed 2.5 bath home coming up in the next week or so.

That's less than a 0.03% chance of audit compared to the average 1-3% chance of audit. 

An average policy per unit runs about $150 per year.

My last credit score: 805, but would “the industry” really allow me a card for each house and my own personal card?

Leaning toward keeping forever...avoid the tax hit, more income (on average) and as long as our systems are in place, we should be able to travel in peace.

I am new to real estate and want to dive into this industry as fast as possible.

Inspection is pending, but property appears to be in good condition, considering age.Negatives: Town is quaint but low income -- rural, out of the way, no major industries, with published vacancy rate of 20%.

It shows their commitment to working with others in the same field to make the industry the best it can be.