This is a little time sensitive, so I can’t do the usual out and socialize/network thing.

@Anthony Wick....yeah I've never had units in weather sensitive areas, so I'll defer to those with the experience of dealing with that part..... so if no one moves in winter, then in general turnover should be very small in those months whether you have a long lease or M2M I guess it protects for rare occurrence when people do move during those months and you struggle to find someone to move in....totally understand wanting to do that....I get it...... but if you cant rent it back out quickly and will never see the $$ from the previous tenant, then its a false sense of security....sounds great IF you can get the $$ from the previous tenant....but that's a huge IF to me.....If you have a longer lease and start working hard to fill it as soon as you get notice that they will terminate early.....and usually get it rented quickly...and the old tenant isn't getting stuck with paying for vacancy in most cases....then its really not any different than having a M2M.

BUT everyone says you should send some special sensitive mail piece that speaks more to this type of property owner.

Hey may also advise this so you can close quickly and easily with cash, and snag time sensitive deals, and then go through the cumbersome loan process on your own time so it won't jeapordize the deal. 

@Jeremy Trier not anything I would blow a deal over if it is a sensitive situation.

GP is very sensitive to PM fee as they have to return the money back to investors :) but pop and mom investor don't too sensitive that, 12-13 % doesn't make real differences if PM is extremely pro-active.Also there's this turnkey startup that's also offering PM as part of the package, with the rate of 15% in Texas.

I understand how troubling it is that she doesn't respond, but evictions are always sensitive, and keep in mind that she cannot stay in their forever.

Maybe it's just me, but my spidey senses are a lot more sensitive - and so far, trustworthy - when on foot.

As you grow older adjust the allocation so its more conservative, so your portfolio is not as sensitive to market volatility and then cash out after retirement.

Keep in mind how sensitive this property is to expenses though.