They probably have plenty of contracts already available and it should be a few hundred bucks or so.  

As far as the size of the unit you'd have to do acca manual J heatloss/heatgain and  then check to make sure the ductwork can support the amount of tonnage you're getting in order to get the best bang for your buck. 

Don't try to make a few more bucks on hope when you can close a deal that is causing you misery today. 

@Dexter Bowling Jr tough situation, but holding out for another 100 bucks a month seems like stepping over a dollar to pick up a dime.

If I’m going to embark on this journey and invest money, time and effort, I want to get the most bang for my buck and challenge myself - even if that means getting uncomfortable and investing out of state.  

There are other strategies as well that can keep your bucks in your pocket rather than giving them to Uncle Sam. 

Given that space and quiet are a concern, I'd recommend buying in a mature submarket; the tenant base is more predictable and longterm.

@Brett Buck I have inherited a bunch of bad tenants, and had one or two that weren't great that I placed.

There's plenty of FSBO sellers that need my help.Investors perform many jobs... they just need to decide if their time is best spent on marketing and selling the property, or on finding/working on other deals.Being thrifty and saving a buck is fine... think about paint. 

I don't know what area you're looking for info on but I used to live in Bucks County and spent a lot of time researching this in Bucks Co.It was (at the time) found on the Bucks Co prothontary's website.