The ones staying on the market for longer periods now seem to be because of unrealistic expectations from the seller more than anything else.

I think i read the fha period is around 251 days.

I want to do this all while ensuring my tenants' housing needs are sufficiently met.I'm considering starting with a 5% management fee (and no extra fees), giving the first 3 months of services free as a sort of trial period, and allowing owners to back-out of my services with only a 30-day notice and no extra fees.

We never start working in a tenant's unit until after 9 am and try to be out of their unit by 4:30 pm.Stretch the math over a period of 5, 10, and 20 years and it may be a blessing of you can get your tenants to voluntarily move.

He submitted a simple LOI and agreed to use a standard NWMLS Form as the PSA if we survive the 25 day feasibility period.  

It is a shame to pay the costs every year for useless LLC's when that money adds up over a 5, 10, 20 and 30-year period and can be uses for wiser and more-profitable investments.Life is strange.

Should I be considering pulling as much cash equity out as I can during this period of low interest rates....and just holding it in interest baring IRA until real estate prices become more reasonable?  

They will both yield me higher than anything else right now in a short time period.

I'm pretty debt averse, so taking a loan out period is a big step for me.

Sounds like rent can be increased over a period of time.------4 single-family homes are a good option as well.