Like you mentioned, there is a risk for a mid term stay entering your top season.

Have also done work in DC and Maryland and would say Virginia has significant benefits over DC and Maryland because it is more business friendly and jurisdictions are willing to work with not against developers on projects I mentioned as well as you mentioned With the federal government and government contractors not going away - area is great for investment.

Title was cleared, nothing was mentioned, title company, buyer, & me spoke the whole way through. 

You mention first in the title and then in your statement, but please tell me what is a "contact deed" or "contact of deed"?

couple of bullet points to bring up:* she's on M2M* I told her on 12/7 of the new rent which would apply to a new Jan. 1 effective lease, this is when I got the "I'm moving out" message* Sent her the move-out letter on 12/11, with options for her to either be moved out by 12/31 (she's fully paid up for month of December) or by 1/11 (30 days from date of notice) and pay a pro-rated rent based on her CURRENT rent amount. her choice, either is fine with me.With all that said, I'd love to do as you mentioned and post a notice on her door. 

Hi Derek,You may get better feedback if you mention what type of connections you are trying to make.Are you looking to meet other investors in Nebraska?

I saw your comments about not wanting to manage properties in two states, but perhaps you can find a great PM for the FL home.Regarding the numbers you mentioned above, it very much depends on the specific location.

Another good alternative would be Bonita Springs, just on the North side of Naples, or Cape Coral as I mentioned above

Your other levers are revenue (which as you mentioned is capped) and expenses (which congrats to you are low).

Closing Costs – Remember to factor in refi fees and how long you plan to hold the property to determine if refinancing will save you money overall.Since you mentioned owning the property for only a year, your equity might still be limited, impacting your options or leading to higher costs.