We had a tenant destroying the bottom unit  and gave them a 60 day notice to vacate.  

My guess is some buyers just don't notice and assume there is an opener. 

I noticed the same thing and am actually in the process of putting a meet-up together that will hopefully get up and running in the next couple of months.

I noticed a plot of land that just sold near the neighborhood.

She got the job done most of the times but her jobs are mostly reactive to events/notices that were sent to me. tbh the window bids are not satisfactory to me.

Used to be able to get some solid deals but we noticed around 6 months ago or so that a lot of them are almost at retail pricing by the time it hits the end-buyers, maybe with a couple thousand in wiggle room with the actual wholesaler (whether they pass that on to the Seller is up to them). 

Ive noticed that every time I do something that makes me a little uncomfortable, the reward ends up being greater.. and if there is no reward.. well I've learned a lesson and I could move forward with that new knowledge and be a stronger and better investor for it. 

If you turn their lease into a month-by-month, at least in the year you plan to sell, can't you just give plenty of notice and nonrenew the lease?

The lease states that they have to give 120 days notice prior to the renewal date, but I would like to begin the process well before then. 

@Erik Whiting thank you for the response and i for sure agree that you have to be persistent with the effort and your right eventually the numbers will work in your favor.