It's actually 60 days, win or lose.  

What would you do in my shoes I don’t invest there so take this with a slight grain of salt but I’ve heard multiple stories of basically this exact scenario someone getting offered a big payday for something in Cumberland, rejecting it & always for some reason (house burned down, block got worse, sheetz decided they actually didn’t want someone’s land for a car wash after all) always selling for like 10-20k and regretting not selling. 

Call 3 references:  Verify that they work there, or that it is an actual person by asking where they work first, and don't mention who you are until after.  

You said in your post  "If the notice was delivered by mail then the notice period begins when the Tenant actually receives the notice."

Most lenders will use the lower of actual rents vs market rents regardless of section 8/non section 8.

Your arguing on how you FEEL thing are vs how they actually ARE and the facts of math. 

Yelp is a good source because it lets you read reviews of actual customers.

Interesting, I always wondered if it actually affected the listings.

With regards to actual demand vs ‘implied demand’, the demand for our fourplexes is actually very high.

@Glenna Wood, They're actually in conjunction with a 1031.