how long do things sit on the rental market?

It's an education process.When you sit with the new lessees to sign, go over all of this so they understand the process.

It sits on their credit report for up to seven years. it's a warning to other landlords and prevents them from qualifying for a home loan, car loan, or credit card.I've had some tenants sit in collections for years, then pay everything they owe because it was stopping them from doing something.You should consider a new PM.

Where I'm stuck is whether I should use a metering system that pre-prints a stamp onto the envelop or find a machine that can place a physical stamp onto an envelope (obviously I can't sit there all day stamping).I'm thinking from the perspective of mail that looks to "businessy" vs. mail that looks more personalized for better response/conversion rates.

I realize it's free money just sitting there I could be investing.

It's my first experience :)I don't recall specifics of how long things last but will now re-read it again. 

As it is now I'm sitting at a 25% cash position.

NNN 20 years + investor and broker.Usable dirt it sits on size ( 1/2 acre ok, 3/4 acre good, 1acre plus best ) and parcel shape (most of it road frontage for land or is it narrow and deep?

You are basically a sitting duck for agents right now.

I used to work for a large regional bank and I don’t recall us ever implementing this option.