There are always deals out there, for those that are willing to hunt for them.I do think in practice finding someone that will pay 1% less in cap rate is fairly big jump. 

Also is it common practice to pay the contractor for giving you a bid whether you buy the property or not?

Any help in some "best practices" about private lending, and guidance on securing a good lender would be great.Thanks in advance!

While the is an option I do not believe it is your best as that would be expensive in itself and not make practical sense for A/C in the future. 

I'm already living as cheap as is practical in my situation.

Eventually it became time to put it into practice! 

Re:  Septic...I am at the point where the buyer found a company which I have heard does not have the best practices overall.  

To get good at real estate and finding deals you need to learn and practice.

These practical suggestions from the trenches aren't usually found in books.

HOA's should not be able to ban anyone in az from offering Airbnb, Vrbo since the new law passed:Governor Doug Ducey of Arizona has signed SB 1350, a law which prohibits cities and municipalities from banning the listing and use of short-term rentals like Airbnb, HomeAway, and others.I also have a lawyer friend who practices HOA law and confirmed the above, but you know HOAs, they think they make all the rules...