For quick math I have a range of each between: 700/yr to 3% of gross income

We also have a huge LTR market. 

The property sat on the market for a month before an offer came in, but the buyer backed out at closing.

I have a certain ratio per100 headcount (not households, not age, not sex) I use when decidingto buy or build in a town.

Quote from @Damon Silver: We have a 4/2 attached duplex up and running in an Oregon college town. 

You could also use "Doug's LLC and/or assigns" where Doug's LLC is your hypothetical company.As for the assignment contract, you can get one from an attorney for probably less than $1,000, you can also make a friend at a title company, they probably have a template they could give you.  

I'm very interested in what others have to say about the various markets, and look forward to conduction research with the help of this group. 

To sell one of my investment properties, it is a single-family home that is valued at around $65k and no more than $70k, I have tenants who live in it for about three years and pay $950 a month in rent. the house is free and clear. 

Isn't that negative or neutral leverage at best? 

We also had a transient tax and municipality as well.