I can envision that the numbers on these luxury homes would lead to to a long lag time...but hopefully I'm wrong. 

She can't handle a long gun. 

-- We focus on verifying 2-year work history and verifying rent payments with last 2 landlords (unless in same property for 5+ years).3) MoveIn Specials: be careful with offering "free rent" as will just attract tenants with no cash.-- Try free TV or something else worth 25-50% of one month of rent.-- Or, what we do is offer the free rent AFTER & ONLY if they pay their first 3 months of rent on time to earn it.4) Lower the rent 5% every 2-4 weeks until activity picks up.5) Understand this is the worst time of year to find tenants.-- Starts picking back up end of February when this tenant pool starts getting their income tax refunds and aren't broke anymore.6) Section 8: where is the property being advertised?

Can they prove how long it takes to rent a vacant property?

Lets add this mistake to my long list of Mistakes.

Investment Info:

Single-family residence buy & hold investment.

Purchase price: $145,000

I am the managing and credit partner on this investment. We have had the same tenant in this property since we...

We're in it for the long haul, and our future selves will thank us.

Lastly - why?

Having the seller carry a second is not a problem for the first, as long as their business with you is finished and the loan has closed.

At the same time, my market appreciates well so I gain significant value by holding on for the long-term.