Maybe give them a nice gift or cash? 

Keeping tenants is nice, but losing $400/mo per property I think outweighs a turnover by a lot.

Nice work, and we are neighbors.

I have not seen the listing but there are nice presentations on the MLS and horrible ones.

If the tenant doesn't pay you can still float the payment and live in the other side, but if they do you are pulling a nice little house hack and living on the cheap. 

If so Refi like the BRRR and take some gains if you 2 want to.But don't fix it up to to too nice if your renting it if your renting it.

@Michael Nosbaum Nice, I was stationed overseas in Germany/Japan for 9 Years and enjoy coming back to Medford haha although it was much larger then when I had left.Yeah this area seems a bit expensive, you may not always get a high ROI but appreciation seems to be crazy right now which can work against you too. 

There's usually a nice turn out and it's a great way to get connected.

ONe last thing  keep in mind even though you think yourself a hard working honest person etc etc and I am sure you are.. with a nice family etc.the person whose home your trying to get will view you in a completely different light.to them your a greedy no good investor trying to steal their home and kick them out.. your thinking you have been wronged here.. and you DESERVE something..

We are not using a realtor so I'm searching for a little guidance on everything that I'm going to need to get lined up.