@Stepan Fedetskiy section 8 can be good option if you have a good PM who maintains the property in good shape all the time as per the needed standards. best part is govt pays a portion of the rents so you dont have to chase tenants, downside the upkeep of the unit will eat up appx 20%. so its little tricky..sounds good on paper but when you go through one you will get an idea. i had 4-5 section 8's , 3 of them had no issues, but 1 of them had lot of issues and ate up all the profits.  

In the Phoenix market houses under 300,000 are selling fast so the BRRR strategy as an exit won't really apply unless you love the place as a rental rather than selling it.

I would start with that ASAP so that the lease violation is documented.

My guess is her original rent may have been $1700 and it increased to $2000, so she thinks her deposit is 1 month's rent which it was...just not what her current rent is.Separate issue is if the documents said the deposit was $1700 and you only got $850. 

(We live abroad so can't be in person to negotiate the process.) 

But what type of loanA PML typically doesn’t do owner occupiedFor OO, banks right to government standards so they can sell the loans to the governmentA private money lender underwrites to their or if they have a line from a lender will underwrite to their covenants

Hi Kelly, this is a great place to learn and to connect with people so take advantage of all the great resources.Welcome aboard and best of luck investing!

i say this not to discourage you, but just to help set expectations.based on the numbers you provided, for example - 40K down payment + closing costs + rental and make ready costs - let's call that $50K. 

@Gregory SchwartzI very rarely nail it, so thank you!

I live in Goodyear so somewhere in the west valley is preferred but I'm willing to work anywhere in Phoenix really.Any suggestions?