I had a property on the market for a month and a half last year with no offers during slow season (Thanksgiving-Christmas) and all of the sudden I got two offers and asked for highest and best and it sold for over asking despite the time on the market.

All of the sudden I was living there for free after they paid rent,  and I could use my money to go ATV up north and down south.Relationship statuses changed,  roommates moved out and I started to see that Real Estate Investing might be something I should pursue. 

The tenant's become trouble and all of a sudden you are facing two evictions at the same time?  

If you can suddenly get a duplex that cash flows $500-700/ month up to $1200-1500/month, there are buyers.

Louisville is fantastic for cash flow and is a safe place to start since we don't typically get caught up in the roller coaster effect of steep appreciation followed by sudden pull backs when the market isn't red hot.  

That suddenly changed over to about 90% from Facebook, 2% Craig's list, and the other from word of mouth/Trulia/Hotpads.Facebook does give me that advantage of checking out a person's profile.

If they get deported, I suddenly have a unit abandoned, or even worse, half a family (wife and kids?)

Do you think that people having life changing events that force them to sell is all of a sudden going to stop? 

I would say some inflation on all expenses except for property tax, which are sometimes indexed on property value in some locations.You can see 30% yoy tax increase in Texas and Florida...Insurance in disaster prone areas can also suddenly increase.

That fee suddenly becomes additional income, whereas a pet deposit will have to get returned if unused.