Then they are taking food out of my family's mouth and I will do everything in my power to legally get them out ASAPThis way I don't have to worry about violating the amount allowed for late feesIn reality the rent really is only 1050 so if they pay late I get a bonus. 

So I want to really focus on word of mouth.

They are now much happier to see me as the owner.

While the commission each extra mouth in the middle got may have been little, the savings principal buyers can realize by being educated and doing a little themselves can be significant.  

Getting in front of the potential lead is key, but I would be careful about doing it in a way that could lead to some bad word of mouth that could harm your reputation early on.

I've done a lot of research on biggerpockets, YouTube and other sources for real estate information about advertising yourself, such as: direct mail, Facebook ads, google ads, newspaper ads, Zillow/realtor.com ads, word-to-mouth.

Interact with them, and be genuine.We each have two ears and one mouth.

Word Of Mouth, yes I like it.

You will be happier once you convert the property from a charity to a business and start making an additional $400/month.

I was born and raised here and moved back over a year ago after an 8 year stint away and I could not be happier with what I have seen going on in Buffalo.