You'll probably arrive at this conclusion eventually and any time between then and now is just lost rent, so cut to the chase and do it immediately.

@Tai Bhattad, nothing has arrived via email

Here are some ideas:Bulletin boards of local gathering places like coffeehouses.Medical school, law school, or other graduate school program housing boards.Hospitals and businesses that are attracting new arrivals to your city.Places of worship.Community centers.Hobbyist groups.Neighborhood online sites like Nextdoor

Do you use it for certain monthly bills and just pay it when the statement arrives?

He purchased before the 08'crash for 630k.

I recently read a chart that compared our last run up and subsequent crash to today’s market conditions and it shows that the affordability index is higher now than in the last segment leading me to believe we can still have some more price appreciation.

We're living in California now, and our property will be a quad in AZ, so I'm trying to do a crash course on landlord/tenant laws and practices in AZ.

What people do wrong is they try to work the cap rate formula backwards--dividing the NOI by a cap rate to arrive at a purchase price. 

Sold the house in NJ first, had everything loaded into the moving truck, closed on the new house a few days later timed to when the moving truck would arrive.

Also talk to local or regional banks about construction loans on existing properties.That being said, pre-crash, 75% of the properties we bought were REOs off the MLS.