One thing I've learned from the BP podcast is to strategize for cash flow and any equity appreciation is a bonus.  

From experience I'd say from now on plan on 6, if it's sooner, bonus.

Incentivizing tenants to not move out- this one is tough...you could offer them something small, maybe a gift card at lease renewal or you could be generous and offer free rent for the last month of the lease (near offer it at the start of the lease).All in all, you just need to remember that you probably may be spending a little more time with chasing rent and filing in rent court.

An alternative for you could be a profit sharing bonus based on performance, if that pencils.

Also as a bonus i get to meet the guru in person and i should feel honored to be in his/her presence(eye roll).I am frustrated.  

. : In the Years 1997 to 2001, I worked as a Software Developer for around $100k, peaking around $200k per year with Bonus.The stock market crashed in 2001, so bonuses was cut and I was making on average around $140k or so.By 2004, I quit my job.During that time, my Partners and I bought 3 Brooklyn, NY Investments:1) 1997 - $340k 2 Family in Ditmas Park worth $1.7 Million today2) 1999 - $140k 2 Family in Windsor Terrace now worth $1 Million conservatively today3) 2004 - $890k 3 Family in Clinton Hill now worth $2.8 Million today.....MY RESPONSE:  YOU ABSOLUTELY HAVE AN EYE FOR IT!!!!!!!

Or if it makes more sense to find an office that I can just park my license get a generous split (since they would be my own deals) and in that case, maybe help with the back end of listing and selling of the property.    

Unless you are purposefully and solely investing for appreciation (dangerous, and not recommended unless you really know what you are doing), then those future numbers should only be considered bonuses.

If you can find a landlord that has already had a conversation with their tenant about selling the house and will let you talk to the tenant that is definitely a bonus.

*as a bonus, tell us if there are meeting places in your area that you recommend.