I haven't found one yet and i've been searching for a while. neighborhoodscout.com gives you both the average rental/month for a city but it's not the kind of tool where you can scan through a list and pick-out, say, those are doing between 1% and 1.5% versus the area classification (A, B, C, D etc.).

One exception could be if the location is rapidly increasing in values and by the time it closes that 7k is made up.  

I send a lot of emails as those serve as written communications, can be added to file and the reader(s) can review the content within their own managed time slots.  

If you need something in Traverse City, I can refer you to someone, even in Grand Rapids I know great Realtors.  

Population growth has generally been increasing steadily (~8.1%) since 1980 although at a more rapid pace from 2000-2010 (~11.8%).

Plastics and Chemical plants are in full swing and are expanding rapidly. 

Why not send them the lease, have them sign, scan and e-mail back ... or use an online signing service (if acceptable in your jurisdiction).If you want to go over the lease with them prior to signing, schedule a Skype or Google Hangout session.

Our industry is changing rapidly and younger blood is moving into the industry.  

you can check your local property appraiser/tàx collector website usually to see what taxes are and in a rapidly appreciating market, yes, taxes are going up so it could be legit.  

A quick scan tells me that borrowing 95% of its value AND not even getting a 1% gross return per month, even if you didn't have to live in one of the units (meaning: that's at least $800/m you won't be getting!)