The point is that the houses in our area between 120K-180K sell like hotcakes as long as you take care of the majors like roof, windows, kitchen, bath, etc. and give them a turn key property.

I gave him the keys on December 13th because I didn't want to renew the lease and I was heading to Florida.

IMO I think the key to this is that he was purchasing the property "subject to".

You can easily find some by doing a google or yp.com search, BUT here's the key: Call them up and ask them simply "Do you do assignments or double-closings?

Some landlords will offer "cash for keys" if the tenant goes ahead and vacates the property signing a document they are willfully leaving and breaking the lease.

Don't stop the marketing, consistency is key, but I'm sure you know that.

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The key to making offers is the preliminary analyzing of the area.

Providence is a great market.Check out the Start Here page http://www.biggerpockets.com/starthereCheck out BiggerPockets Ultimate Beginner's Guide - A fantastic free book that walks through many of the key topics of real estate investing.Check out the free BiggerPockets Podcast - A weekly podcast with interviews and a ton of great advice.

Robert,If the objective of your purchase is cash-flow, then appreciation matters little - don't get me wrong, it's still nice, but the success of the investment does not rely upon it.Matching your product - in your case, single-story (ranch style) duplexes - to your clientele ({nearly} retired, aging tenants who do not wish to contend with stairs as they grow old or those with mobility issues), whether done explicitly or intuitively, is the key to low turnover.We are considering a multi-family unit which is comprised of 25-row houses in a single story garden home format as it has an appeal to our aging population.