I think if you're going to be in a partnership in REI it takes character and humility to work effectively with other people, just like any other relationship.With that being said I am branching out to take down some deals on my own, but I also maintain my relationship with the investment group and do deals with them.

So after a year and being able to move out would you then recommend to move out and maintain the same FHA loan or to try for a refinance into a conventional in order to lower expenses even more?

I learned how to maintain it properly.

Lets say a tenant gets stung by a bee while maintaining the garden, could I be held liable? 

Aside from that, it looks like it's in good shape and has been well maintained!

Lots of questions before a qualified answer can be given.HOA's in Arizona are common and in many cases very good at maintaining nice clean properties in a conforming way.

I'm betting that the spread maintains itself longer than I want to wait, as fixed income investors currently want to lock in safety and the MBSes already traded on the market are going to be faced with substantial refi prepayments (which no new MBS buyers would want to receive right now, without a place to reinvest the proceeds).

I had always thought of Alabama as a little far for maintaining, but I recently heard that the single-family homes market in the South is still very strong right now.

Are there added costs of repairing and maintaining AC units because it will be more work to remove, do work, and put it back into place?

Your Landlords obligation is to maintain the property, if something is broken and you requested it fixed, if she is responsible she should fix it.