For example, the time of year can be a factor, especially when you couple that with weather in the market. 45-60 days does sound high to me, but could be an indicator that either there aren't a lot of renters in that area or there is an over supply of rental properties for prospective tenants to choose from.

Secondly, figure out a way to prospect every day including reaching out to local FSBO's, researching and calling Expired Listings, calling local probate lawyers and getting your name out there, and calling lenders to build relationships in hopes of getting REO's.

However, I went to the first meeting and the main speaker was an out-of-town guy giving a super high-pressure sales job for some MLM program called "Financial Education Services Protection", which didn't actually have anything to do with real estate, other than he was pitching us to pressure credit challenged prospects into buying this (my opinion) predatory program.

If you need advise from a property management prospective please let me know.  

Happy to help any prospective buyers.

What contracts should be used in order to cover both sides and certainly make your prospective lender at ease of the situation?

I am sure there are, but Attorneys, generally, are ethically limited in their ability to reach out to prospective clients.

When you get down to it, you really need to think about the marketing process and how you believe your prospects will react to it.  

Looking for a lender for a property in Maine that we are interested in. Duplex with positive cash flow. 1st property ........Thanks,Joan

I had a real estate broker license for about 30 years but I never did that full time.Always remember to do the math analysis on your prospects and try to look at them before you make an offer or at least have a clause in the sales contract that allows you the time (usually about 15 days) to make a detailed inspection of the subject property and possibly back out of the deal without a penalty that will excessively hurt you.There is so much to say to you but I am bound to forget something.