Hey Charles - would love to work with you as well!

I see that there is a 5 day grace period enforced by the Virginia Residential Landlord Tenant Act as well.

The WLB lease (unless you use an ancient version) states that if nothing is done it defaults to a month to month.You can send them a Notice of rent increase (which you can get from WLB as well) sign an new lease, or do nothing and go mtm.I find that a 60 day notice from the tenant is not very helpful, most owners don't start showings until after the unit is vacant, so what's the point?

We also included a few changes to the "lease" in the notice, as well as all the other requirements (demand for possession, termination of lease, etc).

I am hoping to learn from long time investors as well as give input where I can since I am a Realtor.

Crowley also looks to be growing and coming into it's own as well the past couple years, though not at the same level of some other popular suburbs in the metroplex.

Well, if you sell as is, what is the value. 

If you're wondering, I'm a defense contractor but my skills and interests reach well beyond what the DoD has taught me.

If I jump to the end of this story first, I will tell you that at 7% interest and high market values, very little cash flows well when you take into consideration principle, interest taxes, insurance, and a $100 maintenance reserve… at least where I live in Florida - but we have really high insurance rates.  

yes, some people (who run it as a full time business) do well, just as some people who run automotive manufactures, chemical plants, and construction companies do well.