If we bring in mobile homes or RVs we would attempt to get tenants on a rent-to-own basis in order to avoid overhead and maintenance.

If that fails look for the funeral home web site and see if they have any info.  

Someone getting shot two weeks ago right down the street brings up some real concern for me along with the D rating you gave the neighborhood.

Investors are some of my favorite clients as they bring repeat business and often can articulate EXACTLY WHAT THEY WANT! 

I found this flowchart on the town of Gilbert's website: https://www.gilbertaz.gov/home/showdocument?

You also bring up an excellent point that discipline has more power than motivation. 

In saying that some have in house maintenance and they show you invoice of their own maintenance arm, you have an INV but its internal and you can vet it.I think that once you have a large portfolio, with say 25 units or more you can create your own website with maintenance request sections.Then you can track the requests and at least know that they are real straight from the tenants.

I came across a service provider recently that could create a "we buy houses" type website and then drive traffic to it via Google pay per click program and Facebook ads. 

I don't expect cash flow the first year since i'll have to raise the rents for the current tenants to bring them up to market. 

Best to talk to a mortgage broker who can bring in your application and shop it to a couple different lenders to see who would do a business loan.