Hey @Joel Schiffer -- I think having and agent list your property on the MLS is the easiest way to find a tenant but if you don't want to pay an agent you still have other choices:-Put a "For Rent" sign in the yard and some on the entrances to the neighborhood -- people who live in that neighborhood or are visiting people who live in that neighborhood will see it and either want to live by their friends/family or call their friends/family because they want them to live close to them.

You're in The Batch Yard I take it? 

Here's the numbersAsking Price: $279,000Funds: Conventional 20% downTenant occupied in all 4 unitsTotal Income: $2550 rent per monthProperty taxes: $154 per monthInsurance: $72 per monthUtilities: (Tenants take care of Gas and Electric) - Gas - $9 per month, Electric - $31, Water - $220 Trash - $79, Yard Maitenance - $50Extra Monthly Maintenance - $50Cap Ex - $100Vacancy - $100Property Management - $200 (I will actually plan on managing myself for now but calculated this for the future) Mortgage - $1,079Total Expenses: $2144Income - Expenses = monthly cash flowTotal Monthly Cash Flow - $406Down Payment: $55,800Closing Costs - $8,500Rehabs needed - $0 (Already Rehabbed Kitchen and no repairs needed)Total Investment - $64,300Annual Cashflow/Total Investment = Cash on Cash ROI4,872/643007.6% Cash on Cash ROI.Now honestly I would like to at least try and get a 8% cash on cash return so I wouldn't offer full price but if I was able to get to the 8% point, is this a lead worth pursuing or is it not that great?

Last spring I bought items from a yard sale not far from my house.

I think the most common is for people to come home from work and all their stuff to be thrown out in the yard and the locks changed.

@Linda Dellarippa: Just curious, but why would you rent to someone who just chains their dog in the yard?

I have had a similar issue with my tenant, we didn't really want a dog in the first place (last tenant with a dog did a lot of damage to the yard).

The property is in my back yard (I grew up in Mohnton).

Yard and landscaping being kept up, the whole nine yards.

Investing out of state does create more challenges than investing in your own back yard but if your own back yard doesn't cash flow, you don't have much choice.