7) in my market, are cycle peaks pointy, or are they gentle?

Set your rules and gently but firmly enforce them.   6.  

If that is the case gently brooch the topic of how you may be able to save the seller from losing the house.

If I was a betting man I would say after a 10 year hold and 3 tenant turn overs that number will be significantly higher.. now if they get lucky and the same tenant stays the entire time and is Gentle on the house then you could hit that.

Once we find a gentle way to get her out we will never use HUD again, I understand many make a living off these programs and I think that is awesome, but we like our places to be nice and get top rent for the area.

Let it dry and then take a damp rag (not wet) and gently wipe the majority of the filler away.Third, put just a little amount of paint on the area and feather it out about a 6 or 8 inches.  

I was very gentle with them. 

These people have absolutely no financial literacy and will obviously never be able to live in anything other than D-class rental housing because they will fail every criminal check ever done on them for the thing they did before finding sobriety.The large, gentle, utterly lonely borderline mentally-retarded man convicted at 18 of inappropriately touching a teenage girl, sent away to prison for a decade.

My advice would be to raise the rent gently. 

Ours is set to have a Gentle Start and slow down.