This may seem silly but for the last year we've become members of the local landlords association even though we own zero rentals and are not, in fact landlords.

On a list of "Tenants to Rent to" I would list Students as next to last.

In San Antonio, I'm starting to see more homes go under contract within the first couple weeks as well as some getting multiple offers (which has been pretty rare for us the last 8-12 months).

Or lastly how to go about raising the current tenants rent as I take over ownership of the property or maybe some type of vacancy clause before taking ownership.

This gives the buyer one last walkthrough inspection to make sure the home is being delivered as agreed upon and attempt to iron out any issues with seller.

Lastly, if I want to be cute about something, then I go antiquing and have done very well with niche items (like animal mounts or decorative pieces). 

Lastly, are you collecting anything for tenant placement or are you guys using someone else for that?

Albany GA is extremely poor and population has shrank in last 20 years.

Average DOM as of last month is 41 days with a median sales price of $415k. 

1 Year tax returns is doable if you have been self employed for the last 5 years on a conventional loan.