Is this dictated by lenders or a law?

The focus should be on the deal...always.Mistake number two:  Assuming that the overall financial market dictates whether a deal, or the possibility of a deal, exists. 

It's because a lender can't dictate the use of a property zoned residential for more than one year.

Short Sales can be tricky for pricing purposes as the investor (owner of the actual loan) is the one that dictates what they will actually allow the property to be sold for.  

That way if the tenant ever goes out the location and market should dictate ease of releasing the property and increased rents per sq ft in the market.

@Lisa Price  one other FSBO tidbit.. is many many buyers will automatically offer you 6% or more less because they know your not paying a commission.unless your in a super hot market were you can dictate.. you can expect this to happen so you will get less money and do the work yourself.. plus days on market could really work against you on cost of capital .. unless of course you paid cash and its only tax's and insurance

Then we will have 2 rental investments and plan to add more as finances dictate.

Shouldn't need much CapEx for some years.Your big tenant's business will probably dictate whether they renew or not more than anything you can do.

He who has the gold rules.The one with the gold dictates the rules of the game, including the split of profits, return on investment, and ownership.Consider this investment arrangement.Find a very good investment.

Marie poe - yes, this is my main strategy at this point. essentially safe act and Dodd frank just dictate that you have to do your due diligence in approving the end buyer.