Pretty much where my head is at, I am working on making this deal happen and slowly showing him how it can work in our favor.

Boutiques are obviously smaller, don’t have name recognition and usually lack formal training, branded marketing products with partner vendors and it’ll rely on you to get most of not all software for prospecting and databases but the commission splits are typically more favorable and it’s a smaller family feel.

Thing is, since we're not occupants anymore but "investors" instead, I've heard that the rates won't be nearly as favorable.

I additionally think that the 30-day notice is something you should move on in a timely fashion (as @Bob Okenwa stated) because you don't want that whole process to slow down even further (so if you're going to be looking for another tenant - might make it more of a challenge as we head out of peak rental season).

A CPA does their taxes for free as a personal favor but it looks like a 12 year old could have done them and I'm guessing it's cost them thousands over the years in overpaid taxes from improper filing.

She will happily provide that referral, since now that LO owes her a favor.

Replace him2-Consider a small reduction in price3-Old fashion techniques like putting up For Rent signs around the neighborhood work well.4.

One of the disadvantages to getting it under an LLC is that it said you would have less favorable commercial lending rates. 

Property value increase YoY, the Feds will not change the capital gains rates in consumers favor (not likely), etc.I could of coarse do a 1031 exchange later on in the future, but as i'm sure you know, the tax penalties are only deferred and they catch up to you the day you go to cash out eventually.

I ask since this is a highly populated military area for rentals. 2) Anyone invest in Virginia where I've heard laws favor the tenant even if they've violated the agreement.Ultimately, if possible I'd do the refinance option, manage the property myself, and utilize the remainder of my VA loan to buy another property for the additional three years I'll be in Virginia.