Use logic.If your mailer worked it is because of ONE thing and ONE thing alone... by PURE gaadamn luck your letter arrived in the hands of a motivated seller.

Buffalo and Rochester are hotter markets for rentals, too. 

This is optional, but if you don't do it, funds do take quite a while to arrive.

I bet if you post the address on here more than one of us will go to Zillow or redfin and arrive at a more accurate value with 20k + - Even Zillow Is not that far off. 

And yes, I am focused on education at this stage until my DD214 arrives and hopefully I qualify for VA loan.

@Jennifer Blanchard How did you arrive at capex and repair budget?

I've used a few calculators and arrived at these annual numbers...Net Rent --- Annual Rent $23,472 (Based on Zillow) - Vacancy (26 days) = $21,800Property Taxes $1,925Insurance $1,288Maintenance (8%) 1,744Property Management $981Leasing Fees $978Total Expenses $6,916Net Operating Income 14,884Cap rate 5.41%COC Return (before taxes) -0.54%Net Cash Flow -$52I know that a negative COC is discouraging, but it's borderline and my goal is long-term investing.

. :)My goal is to create a secondary source of income that could (if the case every arrived) replace a job; that said, this is less out of necessity and more for financial peace of mind.

To try and sum this last week up.My partner/landlord arrived on Wednesday, and she was not in parked in the designated areas.  

Could you mail the tenant a key through the postal service a few days before they arrive?