Though it is something I would like to have done, the truth is the tenants have been fine for years without it so its not the most pressing issue I see.I am in contact with a local investor/ agent there who is very familiar with the local market. 

As long you're good with it, press on!

I am thinking areas were you can buy rentals for the price of automobiles and your % of SFR's that are rentals are astronomically higher than other areas I could see that . for instance were you guys buy and sell and own Class C rentals the amount of SFR's may be as high as 50% investor owned and maybe higher in some neighborhoods... on the West coast you would be hard pressed to find any neighborhood with more than 1 to 10% of the SFR's as rentals.

Not being a lawyer myself, I fail to see why you press the need for legal council. 

Just to provide a bench mark

If you get an obese person living in the unit, you will need to be good at repairing floors because the floors in them are pressed  sawdust and a fat person will pretty much fall through wherever they step.      

I still think the FED will be very hard pressed to raise interest rates substantially, because of all of the negative effects, savers be damned.    

However, it's not been on the market terribly long so I may be hard pressed getting it lower than 98K....  

When I light my furnace every year I press down the pilot switch and I can usually hear the gas coming out.

I would rather try direct mail as well as stationary ads on bus benches, etc.