Ideally I would like to find a deal and bring that to a seasoned investor, the question is how to get the first deal and what is the fastest path to doing that (without paying 10's of thousands for the mentorship programs out there).

Sedona has huge ongoing exposure in magazines, movies, commercials, TV, radio- which continues to pique the interest of people that haven't yet visited.

I deal with a lot of multi-family.

Ideally, I look for the value-add deals (cosmetic rehabs, poor management, RUBS, etc). 

Obviously the heat and AC used to work in the past, so maybe it is not ideal but it sounds like it could have been brought back to a functional state.  

Having a punch list before closing is a PITA, but you need to accept that as part of the business, every property won't be in perfect shape, every buyer won't be ideal, you'll get your share of title issues, additional closing requirements and other last minute issues.

SORRY ABOUT THAT RANT As far as the Aston Martin Goes I guess I watched too many JAMES BOND MOVIES .

Eventually your ideal strategy will show itself.

I have a small window company that I deal with.

One was ideal, but bought their own house.