Is there a chance of me not being able to refinance the property and what would happen in that case?

Also consider this, if you purchase a building that's occupied, chances are you won't live there for the first few months anyway, or if it needs extensive rehab, or if you're locked in a lease or a property that you can't sell or rent right away.

If it's not from Libby chances are it's not hot (asbestos containing).

You have to know the area, and specifics of the crime--where is the drug dealer,  where are there always shootings, ... if you don't want to go there, chances are -- people won't want to live there, or if they do.. rent will need to be very cheap and not worth your time IMO.    

Do you know anybody who works in the phoenix area by any chance?

I am not experienced, but from my research and knowledge as accountant,  what you shared I would agree with you that you are a low risk borrower and have a much greater chance of makimg this work than most of us.  

Give me a chance to get 3 years of solid financials.

Personally, I would not represent a friend unless I knew I could give him 100% of what he needs and had the best chance of success.

I work full time in a pressure cooker environment, (can't wait to get financial freedom/stressed out my mind) BUT I'm so excited and dedicated to using every chance I get to dig deeper into REI education.

Do you still have my number by chance?