I have a couple of hot deals on hand.

One I owned for 1 year and one I owned for just a couple of months .

@Dan LieffortUpgrading to an HVAC/ Central Air isn't a necessity, but renters want them.Window units are extremely inefficient and cost a ton to run the majority of the time.In my multis I get more money per unit 100% of the time.As far as cost goes I would just get a couple of GC's/ AC guys and go with who you trust to do the work, has competitive pricing, etc. and keep your tenets happy.I can refer you to people if you need.

I've seen a couple people have lots of success with section 8 housing in Baltimore as well so that is another area of RE I'm looking into.  

I have sent letters, but phone numbers are not available for all but a couple. 

I had a guy screw me over in a similar way a couple years ago and I tell everyone I know about him. 

Personally, I would prefer 90 days because markets are always changing.

Here are a couple of ways:1.

I would prefer to invest in the stand alone NNN.  

My current rent is at the top of the scale for that size property & location; if it were a $500 rental, I'd be getting $500 tenants, which I prefer to avoid.