I'd bet that these companies are actually banking on none of these ever getting to court..

I don't know the law in Arizona, but here in western PA, that means that the tenant's original lease has reverted to a month-to-month lease, and I'd be willing to bet the same general provisions apply in Phoenix, Arizona.It's the fifth of the month today.

Best bet is going to local REIAs to meet the local players in your area. 

FHA is your best bet buying a multi family or duplex is your best way.

I think your best bet would be a virtual assistant.

@Steven Hellinger you bet! 

Not cheap either, and these days with the new structure it's the same cost as going to the land registry office (LRO pricing went up).If instruments aren't an absolute necessity, then access to Geowarehouse (paid, or through a lawyer or real estate agent) is the best bet.

So I would like to know what would be my best bet for a conventional loan (heloc/equity loan/etc) and if anyone knows of good lenders for this situation. 

Your best bet might be lowering to $650-675 and trying for a 2-year lease, that way you minimize vacancy next year.And absolutely you should take control of your marketing. 

If I was to bet, I would assume 20 years in the future that tax laws would be less beneficial to investors.