I'd also like to touch on your numbers.

It is not that complicated but you need to have a good touch in case existing utilities cross the utility trench you are digging.The best excavation operator I knew probably had 10 years of experience and he god dig an egg out of a sand pile with a backhoe (something done at backhoe rodeos).

When using the OSI Quad do not touch it to get a smooth finish as is sticky beyond belief.

Most seasoned investors won't touch properties located in really bad areas.    

Thanks @Jerry Padilla I'll be in touch if the Home Possible doesn't pan out.

I personally wouldn't touch the Phoenix market just from my own personal research but I'm pretty sure you can find someone that is probably getting great returns in that market.

Shutters could be a nice touch.

It may be helpful to get in touch with a local agent that can advise on the clientele that are typical for the area.

They can afford the monthly payments but don't have the downpayment for the house saved yet- they have a plan to do so in the next year.We offered to allow them to rent  at a lesser rate for a year (to help them save for the house) and they be responsible for small repairs and at their lease renewal we touch base and see if they want to buy.

Now, we fixed that part, but the loan has matured so no lender we have tried will touch it because we do not have current payments.