Updating all the mechanicals, refinishing the wood flooring, adding a 1/2 bath, flipping the kitchen from the existing kitchen into the dining room to make it more usable, updating the full bath, and adding a garage as well as painting throughout.

Pulling theses lists from Propstream has worked well for us (Vacant, Liens, High Equity, Non Owner Occupied, etc). 

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?

Downside is that being 2 hours away might as well be 12 hours away with the hours that I work.

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).

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.

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

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