@Robert BurnsThis should have been addressed prior to signing the lease.

Owners are less likely to move generally, and any sign of distress results in them getting a lot of mail, making it hard to stand out.As far as changing your message, it is less about keywords, and more about creating interest.

Management is impossible to select until you have picked and vetted a firm- while it is an operating expense, you're likely going to pay from GOI...so assume closer to 12% NOIYour vacancy is pretty low, but it's all relative here...I would at least set aside 1-2 months gross rent for an unexpected turnoverIf you can insure a 4-unit property for $150/mo. you have an awesome agentAssuming 50% of your income will go to OpEX is pointless.

Im open to anything but am trying to avoid getting involved in things that are just sale pitches to sign up for the "next step".

Selected tenant is now botching payments in month #2 of lease. 

I have written about this topic a lot, because its an often confusing and tiring conversation for most.The facts are easy thought;If you want to be hands on and very involved (i.e. reviewing paperwork, interviewing trades, selecting materials, etc) then you shouldn't hire a GC.

They always have signs and phone numbers for leasing/purchase, etc.

Haven't fully signed up yet (still in the process) but check it out and let me know what you think!

.), we will sign a simple lease cancellation agreement, coordinate the payment and move out and we're both moving forward, tenant being released from the lease and landlord looking for the next tenant.

Because no one will pay an EMD without a signed contract.