I already spoke to his mother who‘S willing to fill up the application and do background check separate from her son.  

The estoppel is a form filled out by the tenant, then confirmed by the Landlord, and then accepted by the Buyer.

I'm not a PM but could be available to fill the vacancy once the property is ready. 

Much of the time we find the resident has never cleaned the lint trap or are filling the dryer so full the clothes cannot tumble. 

I am only semi-satisfied with my property manager, and considering taking over the daily management myself but would only want to do that if I have someone good to help me with filling units as they come empty.  

Historically we don't apply Cap rates to under 5 units as the landlord traditionally does not have operating expenses except perhaps PM, once all units are filled, hence CAP rate doesn't apply.

For me the open house method is the most expedient way to fill a unit as I don’t have time to schedule 20+ individual showings.

You can simply go to the County clerk of court and in most cases simply fill out a "Quit Claim" form and pay the recording and admin fee which is usually anot much $100-$250 in most cases. 

When I was working in local government I once filled in a guy's yard with concrete that kept digging up our water line and stealing water.

I put bait stations like this: https://www.amazon.com/Mouse-Stations-Scented-Outdoor-Indoor... and fill them with bait like this: https://www.amazon.com/Tomcat-All-Weather-Bait-Chunx/dp/B000...As long as I keep the bait stations full, the mice never go inside the house.