I would imagine rents are fairly low even in the B+ areas, which is probably where I would want to look most likely.

Don't try to make big bucks - shoot for $5000 or so... keep it low key and simple.

(i.e. taxes, insurance, maintenance, capex)If you have a lease option with 5-year window, can the owner sell that property to another buyer during that time?

To fill the gaps between new builds for our own account we are looking to do work for others.We are not well suited to the large volume / low return type of work (flip contractor, small remodels, etc.) but have the ideal setup and experience for new home construction, custom homes, small commercial and multi-family, and major remodels. 

2785 without management company.If i take a standard mortgage (20% down, 30y term) the P&I is 6187, which means this property will lose money.If i just plop down 1.5M in cash I get back 4% ROI with mgmt company, 4.5% without. probably worse as i have not budgeted for maintenance above (how do I do that)?

I know Phoenix got hit very hard with foreclosures and homes could be bought for $30k or so on low end and people had their pick since the bank was off loading so many homes , now looks like low end is $150k plus .

I’m all in on the property for $105kRent is $1200 per month plus the renter pays all the HOA and property taxes, maintenance etc. they pay everything and I collect the $1200 per month.

Again, stay low in numbers and observe.

I got the tour after telling them to pound sand if they expect me to buy it sight unseen inside, but the tenants were entitled and uncooperative low end people and they had been spoiled by the landlord who had no idea how to manage.

Ever Since I got started investing in realestate I have been able to secure owner occupied financing which kept my down payment low which has been ideal.