However, when the seller is current and they have equity I propose a L/O. 

I grew up 20 min south, bounced around with the army had a few years on Long Island came back to B-lo to finish school and picked up our first property while I did that.  

I work as an LO, my brother is a realtor, and my family owns a property management company...it helps to know people.

Little things with regional variance like what words/language are used when the listing agent calls the LO before accepting the offer can be make or break.

And lo and behold, the SFR home I liked got sold within a couple of days.

I recently renovated the bottom unit with a lo flow toilet (89$ @ HD). you might want to look into that. super easy to install and well worth the savings. when my top tenants move out, i'll do the same up there. but like you said, you may want to give it a month to see if the fixes you made have had any effect. 

After the seller response and says they are interested in LO what am I sending them to help them understand it better or sign to get the process started? 

@Hong Lem, So I have been looking for funds Hi and Lo to purchase some rental, buy and hold properties and they popped up on my radar to.  

I checked out your profile since it says you are from LO.

Total PITI = $775 a month.My exit plan is to sell on a L/O @ $150k.