Current owner/landlord is terrible at his job.

Most do not have that capital to deploy and if they did that's not how they'd deploy it.Gap funding an inexperienced, capital strapped investor is a terrible investment. 

@Mica MooreI've had $800 cleanings that were worth every penny, and $250 cleanings that were terrible...

Really the only assumption on that statement is that the roof has relatively good solar access (room and not terrible shade).

Omg @Robert Kvalheim that's terrible.

I used to think residential brokers/agents were a terrible bunch, but commercial is another level of lazy/corrupt.  

Several reasons:  Phoenix is an expensive and hyper-competitive market; your monthly income is $4K which in and of itself is limiting, but even more so with most of that being cash; and your credit score, while not terrible, needs to be raised, especially with you being self employed and a mostly cash income.

Just do the math, that determines" how" .. 180- 220k with rents from 1k - 1600 is beyond terrible.

The rates historically aren't that terrible.

They still were helpful and are helping me get to the level of organization that I would have had had I had them create my entities so it's not terrible by any stretch of the imagination.