Many of them gave me insight into the condition of the physical house so that I had ammo to negotiate.

Even though I have been at it and have been looking at properties (physically as well) I am still not as comfortable with it as I feel I should be.  

Combine this with 7% interest on the loan and you have virtually no cash flow.If 4% a physical or economical vacancy?

I think physically being there as much as possible will be good for getting things established in terms of getting good tenants in the other units, in addition to making your residency case air tight.

Be ready with vehicles and bins and a cleanout crew - when the sheriff arrives for physical eviction, they are only there to keep the peace, and usually for only an hour.

You will need to get referrals and/or research up on PM companies, realtors, areas and then physically go visit the areas you are considering to get a feel for the team you plan to work it.

That's about as close as one gets to Detroit (both figuratively and physically) in this country ;-)Who are the current tenant population?  

That's all taken care of on my side.All I need from an agent is to physically attend the address, take interior/exterior pictures of the place, or better put me or one of my partners on video to view it. 

The tenant should not be on this check at this time if a valid lease is in place, they are still deposits.The Property should be physically checked as soon as possible due to your concerns.The Arizona Department of Real Estate would be very interested in this situation and would very/extremely likely immediately open an investigation into the matter. 

Eradicate the pests, clean up the surroundings, and repair the physical damage caused by the pests.