I can certainly make some suggestions on a Georgia-tested lease, but I've gotta say this first...If you're raising the rent anyway, I would strongly urge you to consider adding in enough margin to have the property professionally managed.Property management is where most buy-and-hold investors lose their shirts!

If you can't reach the owner then try to strong arm the HOA/maintenance man/realtor to do something. 

There many investors in the Milwaukee and waukesha area that are strong believers in the area concerning multi-family buildings, so there are many that're very hopeful for the future of the area. 

Google searches would say that it is strong, but I'm assuming that if varies from street to street. 

I can strongly recommend him. 

@Peter Heldstab All 3 of the markets that you mention are strong cash flow markets, The real key to success in either of them is getting to know the areas and neighborhoods.

If so that seems reasonable but i am not strong on knowing labor prices vs labor and materials.

I agree with a strong "NO." 

. -- I typically have the property under contract, and thus approach the conversation from a position where there is a strong possibility of a working relationship.  

@Sean De Fry Orlando year over year has seen very strong job growth, population growth, and property appreciation.