All this to say I feel like I have exhausted every idea and I am not totally sure if there is actually a viable solution that even exists.

Tucson is actually at a higher elevation than Phoenix and is a couple of degrees cooler in the summer.

Thanks for the info.Yes, the point for rate program is existing for some times. 

It's gets cooler and prettier each time I visit it.

I’d love to meet good people who can help in different projects I may need to do for existing and future properties.

You are correct though, cash flow is becoming slimmer and slimmer; practically non-existent in many parts of the city. 

The guy had moved out two months ahead of end of lease, took the internet which made watering non existent (smart wifi watering).

Cash out refi's are generally 70%-75% LTV (loan to value) of the ARV, which means that the lender could give you $38.5k - $41.25k.The lender will use that money to pay off the existing loan of $36k and cut you a check for the remaining amount.This would only leave you with $2.5k - $5.25k cash after the $36k loan is paid off. 

@Brie Schmidt is correct that you have to honor existing leasing that aren't MTM.  

The PM should have told them it was smaller and my guess is the fridge is not that much smaller than the existing one.