Give them a 30 day notice, spruce it up, and hand pick the next tenant.The good tenant could leave tomorrow.

For my first deal, I am looking for a small multi family building in the greater LA area that I can utilize owner-occupancy.  

Also, I have greatly utilized the spreadsheets that came with the books!

I know Phoenix got hit very hard with foreclosures and homes could be bought for $30k or so on low end and people had their pick since the bank was off loading so many homes , now looks like low end is $150k plus .

Where can i find Utility and Mechanics Lien information, specifically the amount owed against the Philly Property?

Maybe you can pick up an existing one cheap that an owner is tired of?

Make sure to utilize the platform here as well as you'll often see investors asking for property management recommendations. 

I've considered asking if the fees could be lowered for a certain period of time in exchange for a smaller commission share while I learn the industry, then go back to the original terms next spring when the market picks up and I will have hopefully built a solid foundation.

I have a solid portfolio of singles, duplexes and even my first 11-Unit picked up this year. 

Swissvale has been picking up steam lately.