I can speak only regarding direct mail as that is the marketing method I have used with success very recently due to adjustments of mind and marketing Our markets may be different.

If tenants decide to provide any new information (not previously disclosed) after lease signing, Agent shall have the option to carefully consider this additional information and either decide to terminate this Lease upon three days notice to quit if the additional information has the potential of unfavorably impacting the previously signed mutually benefiting lease agreement, or Agent can decide to make adjustments accordingly including but not limited to any additional screenings as needed, rent/security deposit/utility fee or any other applicable fee raises, pet fee implementations as applicable, request for emotional support documentation for new pets and request for completion of a pet addendum to modify existing lease.Unless otherwise communicated, Tenants are required to resubmit application for any Rental Lease Renewals.Tenants shall promptly notify Agent in writing of any subsequent change in the information provided by Tenants on Tenant’s lease application.

Adjusting for inflation, Tampa is currently around where prices were prior to the 08 crash.Whereas most of the county is currently above pre crash levels - there are a few markets that are finally pushing past that line.

Daniel Beaulieu The rehab time is always adjustable, it depends on how many and how much time you want to squeeze it.

That's one thing I wanted to do right off the bat is start having tenants pay some utilities but gradually so they have time to either adjust or move out.

In general, these loans carry a higher rate, might be adjustable, might be only a 15 year term....and sometimes all three of those!

Don't be surprised if you have an adjustable rate mortgage, if there is a pre-payment penalty, if the rate is higher, if it's only a 20 year term....and some have ALL of these restrictions on the loans. 

And I satisfied $600k this year alone of 6%+ debt or commercial debt that was adjustable, callable and bothering me.  5.25% I would leave alone until I had at least 5 properties.

The cap rate wouldn't adjust the value would.

Stress that you won't be making any other adjustments to the unit, so if it's not good, then she is likely better off at another home.