, I'd be interested to read about their response.

Many possible responses to this question but simple answer is someone buys into the single member LLC and you now have a partnership.

I'm looking for someone who is proactive, responsive, and knowledgeable (not someone who's just going to set up an auto search).

Thanks @Jeff Kehl and @Roy N. for your elaborated response and explanation.This is an out of state investment for me (almost 3 hrs drive from my place).

You are also responsible for all costs incurred to turn on the utilities 

However having said that I dont think the other responses are wrong about selling right now being a good idea as the market is hot and you would have good equity in it to have a good down payment on your next investment.

I already mail ~4,000 per month to absentee owners and we're getting about a 2% response rate, but our leads are low end/low profit properties.

Her response to our notice of non renewal is that we will have to pay the homeowners association to remove the gate as she can not move out all of her stuff through the front door.  

Mike Cartier thanks for the response, I may not be understanding this completely but how does the tenant actually get the money?

If I were to move in, I would only be responsible for my utilities and about $400 (give/take) in mortgage and expenses.