Not too many people are willing to play around with an armed guy in uniform out there.

Also playing with the numbers because i don't want to re-finance for the whole 75% of ARV because i want to keep monthly payments lower to try to keep 100 per unit cash flow or 200 total. 

you could play the arbitrage game and borrow at 4 or 5 on your heloc then use those funds to invest with a really good HML in Bend that is doing short term flips probably make 10 to 12 gross and net 5% to 7% on your arbitrage..or you could just use the money for quick turn and burns.. if you have the band width to do those.. 

Insurance plays an important role as the first line of defense against nuisance lawsuits and common events like slip-and-falls.

You can clean a property, set up a wireless alarm system, turn the power or the gas on and off, touch up paint throughout a fixed house, go through the MLS, answer the phone, follow a checklist, fetch coffee and donuts, plug numbers into a calculator or spreadsheet, file paperwork, and drive.

But this does seem safer, and I'd rather play it safe.

I know many variables can go into play, but run this simulation with me. 

We are also looking at long term play for AZ with water/drought and general warming up. 

No sweat if you'd rather play those cards closer to the chest.

I don't think that a 12% cash-on-cash return deal would be particularly difficult in today's market, provided that you are focusing on rental returns and not, say, a speculative play in a high-appreciation, low-return market like San Fran, DC, or NY.