I have come up with the following criteria:Out of state absentee ownersmy zip code + 20 mile radius2+ bedrooms$30k plus in equity and 50% plus in equityLast market recording date 2006 and earlierProperty type: SFR, Multi, DuplexNo corporate or trust ownedI've come up with 439 names, which I think is manageable since I'll be head chef and bottle washer for this project.

And @BillGulley, when u get 10,000 posts I am shipping a bottle of champagne to Missouri !

I feel “jacked” and wish I could bottle it.

By the way, I'm thinking of getting a great friend of mine a bottle of scotch for his birthday.

I would bet a good bottle of whiskey that in the history of this country there was not a single agent convicted or even sued for talking about it. 

It seems to break down to three schools of thought.The first school of thought believes that tenants will appreciate a mid-priced bottle of wine, or a cute gift basket, or a gift certificate to a nice-enough restaurant.

With past few months, I just drive around from early morning with one bottle of Coke and one bottle of water with my favorite music and left home on very early morning :-) . 

It sounds like a bottle neck for everyone involved.  

After they move in, bring a welcome card and a cheap bottle of wine, and you'll have them and their friends hooked on renting from you.  

To save water, have the tenants share the shower, only take one bath a week, flush the toilet only after 5 uses, remove the water meter and replace it with a connector pipe (so no water is being metered), have tenants only use bottle water to drink and cook with, take showers at vacant for sale  houses where you have the key box code (make friends with your local agent), wash up in the morning in the bathroom at a local restaurant or gas station. ;-)OK, I am only kidding.The only appliance you have that can be replace with a higher efficiency unit would be the water heater.Bill the tenants for water use, make copies of the water bill and have the tenants pay per sq. ft. of the space they rent.Water bills for our family properties has always been a problem.Often times the meter is not read or miss-readIf you have your own meters installed, the burden is that you have to read it every quarter.