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We do put a sign up after tenants give notice, but even if tenants are clean and tidy, I don't want problems with them saying something is missing or broken, and they are usually messy when packing up to move, anyway.  

A tenant that will not sign a new lease is a probably a red flag as it is a very simple process and unless they are planning on bolting will want to sign up again.So there are many options. 

For PG, you need to sign up for the online auction, otherwise the leftover is junk land.

As an added bonus, my son just finished HVAC training, and my nephew has helped his father on many rehabs.

The plan with the refi is to pay back the investor(which is myself as I would purchase with a line of credit)There are no large capital expenditures (new paint, new water heater in March, new roof 2 years ago)If I had the option of a 30 year note I would choose that but I already have 4 mortgages with traditional financing and even with decent income and strong credit banks will now lend me any further traditional finance deals.The other bonus is the seller will rent the property from me while his house builds.

This is why I'm turning down a $95k bonus to stay in.

Appreciation is a bonus ESPECIALLY when investing in 50k properties.You said you have a 250k loan to use? 

I was told when I bought the building that they were not "legal" 4 bedroom units, and could only be used as 2 bedroom units with "bonus rooms".  

Keep in mind, you are required to sign up with them for one year lease initially.