According to Rent-O-meter.com, a 1 bedroom at that zip code averages $861 in rent and the median rent is $838 so you are on the mark there when it comes to income.

Most of our tenancies last more than five years, with some that have passed the 10 yr mark and 20 year mark.

It hasn't hit that button.

@Mark Rueda, that is a great question and strategy!! 

I don't think this is cut and dry but i typically try and see what might need to be done to occupy it, how strong the market is and what do you have to do to get a deal done because you don't want to pass an opportunity for paying a little on the upside but also don't want to overpay on something that has some question marks on it as well ( plus this is work you have to do which it would be good to be compensated for ) 

If you click on the send me more information button it will go to the paying agents not the listing agent.

Since she is mailing it to me is it not late if post marked by the 9th?

@David Senter welcome, when you get to the Greeley area you should reach out to @Mark Ferguson who runs a flipping business, a real estate company in the area and is a real estate investor himself.

I'm Mark Baldwin, and have actually been a long time user of the Bigger Pockets message boards, but have never actually made an introduction or post myself. 

If you don't have a bank that has a branch in the area of the property, have them mail it in (get a money order), but ensure they know that the post mark date is not the date used for determining late payments, it is the date that the rent is in your hand that is the date used for payment of rent.