Credit scores and co-signers is part of the business, if you push higher scores you wont have much problems.As others pointed out, high turnover.

I think that they are city owned lights so i shouldn't have to pay any.Water- In this town the city wont allow water to be put into tenants names.

There are quite a few three and fourplexes in Casa Grande (about 45 minutes south of the Phoenix metropolitan area), but many of them suffer from deferred maintenance and collect low rents.Even further south (about an hour south of Phoenix), Arizona City has a higher ratio of small multi's, ranging from $90k (see recently sold duplex 9986 W Leander Dr) to $198k (recently sold fourplex 9950 W Lynx Dr).

Do they suffer because of the sins of the father?

I wont make this mistake again. 

I don't really care what Joe investor told you, what your guru told you, or what your attorney told you if they did not point this aspect out, there are two issues here, ethics in dealing and illegal activities.Wholesalers need to study tort law, causing another person to suffer a loss.

Wont be able to make any meetings this week but definitely interested so let me know how it goes @Pat McCandless.  

Chances are you wont be allowed sliding vinyl but that all depends on your city rules.

And then Im finding the not so good area at a lower purchase price, lower to medium rent on average.My concern is with the higher price, higher rent I'll be putting a higher down payment and wont leave me with alot of reserve for repairs...I love the higher monthly cash flow on these thoughIs there a formula you use or percentage for reserve per unit or monthly income.

I used an entity and I am surprised that my current insurance wont cover it if i buy it on an entity