Quote from @Gregory McCarthy: We live in a development with no HOA, with approximately 170 lots in the neighborhood.

Your development will generally be better.3.  

While the East Valley remains the established hub, Goodyear in particular shows strong midterm potential with ongoing development and proximity to major employers and hospitals. 

My Concern This feels like a developing behavioral pattern: Failure to meet initial financial obligation (security deposit)Repeated late rentNon-payment of late feesVerbal assurances without performance From a risk management standpoint, this seems like: Cash flow instabilityHigh likelihood of future delinquencyPotential prolonged eviction exposure if allowed to continue Options I’m Considering Serve a final Notice to Cure / Demand for Payment requiring:Full security depositAll unpaid rentAll late fees…with a strict deadline before filing dispossessory. 

Developing land is super risky, so just make sure you are checking everything that needs to be checked with the right consultants. 

If the economics don't work or if you risk getting whipsawed by one owner with scale, no amount of enticement can make a bad investment perform good. agreed.. developments that are 100% rentals unless there is strong controls on the front yards IE HOA type situation. they can look pretty ratty in a few years. 

By fully understanding the opportunity(s) a wholesale property has to offer.This requires you to know:- Highest & best use of the property (flip, rental, development, etc.)- Actual as-is market value, no fluff- Conservative After Repair Value (ARV)- Rehab costs- Market rent- Any possible surprisesIf you determine all this and share it with the "world", investors will find you...and more importantly, become repeat clients.Waaaay too many "wholesalers" are just slimy sales people. 

It is the State capital, there is a lot of economic development, economic development creates jobs, jobs drive demand for housing, demand for housing supports increasing rents and property values.

@Jacob McDonald My suggestion would be to develop your metrics....1. what type of investor are you?

I would strongly caution you about investing anywhere outside of where you live until you develop your skills.