Check out this post I wrote on the BP forums about that same thing: How to Make a Million Dollars in Real Estate: A Step by Step PathAs for some book suggestions - I'd recommend all the books on this list, but specifically I'd recommend the "Unofficial Guide" book in that collection - as it seems the most similar to what you wanna do.

You can deduct the mortgage interest only.Your net taxable income is the rent you actually collect less all expenses and less depreciation.

Then is marketing the property to a buyer, flips(assigns or double close) the contract to the end buyer and collects the spread in between.

Around here they charge 10% of collected rents plus half a months rent to fill a vacancy.

I am a friendly landlord in their eyes.Here is an added benefit for me that you, Jon, remined me of; collecting multiple payments during the month allows me to be alerted of a problem sooner.

I totally agree with Jon, cut your losses and move on.What do you accomplish by trying to be difficult or collect more money?

(LOL)Some math, says 32.50/12=2.71 divided by (1-your tax rate), say 30% gives you .70. 2.71 divided by .7 = 3.87, so if you collect $3.87 that gives you your after tax income required to pay 32.50 in 12 months.

No exit strategy per say but of course will take a profit where presented but I am content to collect rents as a significant part of my income.

So, now we're talking data plans.

Costar hands down is the best resource for office data.