We are in the DC area and I have never heard negative comments about them. 

We are able to use FHA if that makes a difference.

If you conceal carry and with somebody, train them that when they call 9-1-1 to tell the police you are not the bad guy, and tell the police what you look like and are wearing.

We are not seeing nearly as generous for a 12 month leaseback, I have one right now, I either get term of LTV, but not both for a short term SLB.Re-tenanting is your biggest risk, what does your balance sheet look like if you have to hold it vacant for 12 months?

I would rather let it sit empty with no wear and tear than take $1700 a month and pay probably $300/month for heat in the winter. 

We are south of Saint Louis, Missouri, specifically working in the Jefferson County,  Saint Francois County, and Saint Genevieve County markets.  

Before this we are planning to go debt free in the next 4 months.

It's in small town so there won't be huge appreciation we are planning to have tour next week.

Depending on where you are, you might have a different target renter than I do.I have a couple properties we are looking to develop on, I'll send you a PM

We are in Seattle area. $2700 for a 3 bed is lower than the market.