No need to spend a crazy amount on super nice finishes in neighborhoods like this unless you are trying to flip it/sell. 

I'd say go in person to the PO when you mail, so you can get a receipt...that shows when you mailed in a reasonable way....I notice when you have a nice file when you go to the eviction hearing your chances of winning seem better if the tenant shows up...because chances are they will not be prepared. 

You mentioned finishes are on the higher end, so I wonder how nice is it relative to surrounding comps.

What your describing is nice but at least the guy knew there was going to be a sale..

Not nice to try and fool Mother Nature aka Karma.

Hell when you pull back the curtain most people would be shocked to realize that all those prim and proper super nice 50 year old lady Realtors that seem so nice; those ladies are some of the most cut throat sharks in the game.

I am also considering selling the property next spring so this would be the last lease and I don't to play nice. 

I will say we generally have no trouble keeping ours full and we focus on having nice, clean, safe spaces.

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

He had 4-5 kids, so got a nice S8 voucher for the rent.