great insight. i suppose i was focused on the positives of continuity but didnt consider any potential issues or large market swings. thank you!

You have to be prepared to really push yourself to extract the maximum potential value. 

I am very interested in doing creative financing with a potential buyer.

Are there specific questions or criteria I should use when interviewing potential law firms to ensure they won't be as detached and unreliable as my current firm?

Even if they do, you need to consider the potential risk that your HOA votes to ban STRs in the future, which is definitely a possibility.I agree with Victor that you should put that money towards a house hack or some other rental property. 

They love knowing more voters/tax dollars are potentially headed their way 3.

Regarding using funds from your LLC property business, you'll need to consult with a tax advisor to understand the implications and any potential issues with this approach.

Local investors can offer insightful information about particular neighbourhoods, industry trends, and potential opportunities.It's necessary to carry out in-depth market research, consult with local real estate experts, and get guidance from experienced Phoenix investors before making decisions.

@Jesse Imes echoing what other have said here, the value is going to be based off of sales comps rather than a cap rate on the potential income.

I am looking to potentially do the painting myself to save money.