Now it was time for an upgrade so I found a larger house that rents for 4,500 I was able to get 2k from a normal renter for the part of the house that I lived in.

In Phoenix you won't be finding a lot of deals at 70% ARV minus repairs unless you're sourcing the deals yourself through door knocking, skip tracing owners, direct mail etc.

Or call the number on the sign, knock on the door

She didn't acknowledge the notice and it has been unopened, taped on her door for 10 days.

One caveat, the door is in a hallway so there's not a lot of room to put in double opening doors. 

Or conversely, might the sweet spot have been subdividing into larger lots than you ended up with? 

*Check the function of exterior doors and windows.

Morris is a turn key broker who specializes it appears from the threads on BP in selling low end rentals. by low end I mean rentals that are priced at about half of the mean sale point of a particular MSAyou would go about it the same way the locals do... sent out thousands of post cards.. get calls .. go knock on the doors make the deals and try to resell.. some states its quite illegal to sell real estate you don't own you can only market and sell a contract but who really buys a contract.. :) its illegal In CA too to broker without a license..

My wife is on the board of one of the HOAs, but both HOAs are using the same property management company to handle the accounting and day to day property management issues.The question for this post is, can some recommend a property management company that will handle a small number of units - either 14 or 7, and work with an HOA and is in Oakland.Here's the background -- the current property management company apparently only manages much larger complexes -- 100 units and up -- and so is not doing a good job with this small fish of a property.

I have bought a lot of smaller multi-family and I will quite often put it under contract before I go look at it because I'm familiar with all of the product available in my area and know what I'm looking for.I don't do that on larger multi-family but I have a good idea of what I'm looking for so I would not go look at it unless it met everything I was looking for on paper and that only happens very rarely.So let me challenge you a bit.