@Jules Aton  depends where the pipes are.It is outside wall and under the house pipes most at risk and if you think you might have an outage set the heat up a little so it will take longer to cool to freezing temps.

The focus in Phoenix metro has always been the East Valley cities--Scottsdale, Tempe, Chandler. 

@Nick Velez I prefer sfh (str/ltr/temp agency placement) and want to build my portfolio out there as I transition to retirement and relocation.

I am not saying that all are, but there is a massive percentage that invoke God to manipulate you.

Mint got the job done with some extra manipulation. 

I think two to four units in the Phoenix area can be ideal for house hacking, but it is important for you to understand neighborhood by neighbor dynamics, especially in Tempe and South Phoenix and to be extremely frugal with rent and expenses.

The temp they like the water will also affect the run time.

The “free house” terminology is another misconception that’s become far too common.In reality, many rehabs are geared toward manipulating an appraisal to maximize ARV while ignoring the building systems that actually determine whether the property will perform long term.

You can manipulate the owqwernhisp % expressed at any point yoy would like to qualify with lenders, it's your company - no one bank can mandate how often you change or what members have what %.

At this point, I am just hoping for the best and will wait for the tenants to come back home and when the temp is above 32 F, then turn on the main valve.