@Suzy Farman my market is so hot I typically only need 2-3 weeks because many people are either living with family or already have a replacement tenant ready for their current unit upon move out.

Sounds like you have the space if you're even considering it so that's a good start.

Last remaining thing which will save me money on wind is to replace some of the windows with impact windows.

I am a seasoned multi-and-single-family property manager in the Charlotte (and surrounding) area.Vendors: I always ensure to connect with at least three specialists in the same field, for example: carpet cleaners/replacements, roofers, emergency services (water extraction or organic growth remediation) this way when it comes time for their services you can get a bid from each of them.

Mid-term lease sounds valuable but hesitant to use capital and effort to furnish it when we really don't know how well that will perform.

Brandon, it sounds like your property got reassessed.

Sounds like it has a lot of potential, yet Caveat Emptor6.

I dont paint/change colors or replace flooring unless I decide they need to be done... not the tenant.....

Those closing costs sound very high.  

Sounds like he’s not collecting all the rent he says he is otherwise they would still be making the payments.