If the other buildings on my block are all PM managed at let's say, $800/mo...and they're charging 10%, why not discount my rent a little and have my pick of tenants, plus, they know what the other bldgs are charging, what few vacancies I have are often filled by neighboring bldgs...

Did you only send out 212 letters? 

I ended up having to get a rubber mallet and a rubber block and pound almost every piece in until it joined correctly.This was after my budget handyman that I found on craigslist had actually nailed it down because he couldn't get it to install right.If that's not the case, then some other options to consider:1. 

Is 500 yellow letters to absentee owners sufficient?

To date I have yet to meet a wholesaler in my area that has been successful and the auction block has been yielding a little more than prune juice. 

Many times when there are outstanding past debts, the attorney will certainly charge for a binding estoppel letter, but not normally for ball park outstanding balances.  

And it needs to make sense the way underwriters think.It's all very deal specific.I write the Motivation Letters for my clients that say exactly what underwriters want to read, and have them "check for accuracy" before signing them.

In the past I have gone to H&R Block (rip off) or used turbotax for my taxes, but this year I bought my first investment property and do not really know where to start with my taxes.

Also because he "might" leave at anytime...winter included, you should ask for a copy of his current orders (they will look like blocks of uppercase text) this will give to a good view of where he might be going and where he came from.I hope you are not just looking at his credit report and his bank statements as this is what I think I am reading.

Get a pre-approval letter and hire an experienced and good Team.