In renting this property, I've been able to amass a nice database of potential renters in the area. 

Sure the million dollar suburbs are nice if you have that kind of money and are playing the larger appreciation game but dollar for dollar pound for pound when it comes down to rent to value ratio its difficult to find the same kind of cash on cash returns section 8 rental properties offer in Detroit.

Drive around the neighborhoods that are a) close to downtown, b) used to be nice but fell onto hard times and c) look and feel like the area is starting to gentrify. 

There was no written lease agreement and rent was $200 below market the tenants have been month to month for 5 plus years.

Per our attorneys, when we transfer SDs we require:1) Explicit written directions from owner on where to transfer, including name, mailing address and/or ACH payment info.2) Owner MUST sign a Hold Harmless Agreement, so we will be relieved of all legalities regarding SD after transfer.If an owner refuses to cooperate with our requirements, we will refund the SDs to tenants and send owner proof.Otherwise, we can send to owner of their new PMC.NOTE: we also are concerned about your new PMC allowing you to hold SDs!

All 16 units would have to remain on same lot/deed forever (so in terms of value, I can’t capitalize on the duplexes being sold to conventional non commercial buyer) think financially it would be nice to phase it out one duplex at a time.

Agents are required to submit all written offers unless seller has instructed them differently.

It's a nice, clean, small town, and several residents work in St.

We're in a nice pause window for now.

or with a nice mountain view.