I've had them long enough to keep pushing up rents so that I am at the top of my niche, but know not to exceed it because I'm just about at the point where if I raised rents another $50-$100 I'd be crossing over into the lower end for larger units.

Note the property tax will be -10% on the rent by itself.Month 0 to 24: $2450 * 0.5 - $1573 =-$348/monthMonth 24 to 60: $2450 * 0.5 - $1541 =-$316/monthNext issue is due to the low leverage starting at month 24, the ROI takes a beating.  

  $950 rent x 12 months = $11k annual rent

How do you pull annual reports in Rent Redi?  

Any advice or recommendations on where to purchase a long term property for rent are appreciated!

You could either sell or rent the in-laws' home for a year, move to Arkansas, live in the duplex for a year and move back if you decide you don't like it.

(Especially a 2-4 unit.)Do they have friends/relatives/co-workers that would rent rooms from them if they bought a property to show more income?

Are they still collecting rent and taking money that way, or are they billing you? 

Purchase price: $310,000 Cash invested: $50,000 Big Blue - 2 units fully rented, 1 with section 8 tenant and 1 unit being used for short term rentals What made you interested in investing in this type of deal?

They don't tear things up, they don't party, rent is generally paid early, lots of positive attributes!!