They still have to give me 30 days advance notice and pay rent for the final month, so during that time I market like crazy, even offering them a $100 "thank you" bonus if we can re-rent during the end of their tenancy.  

I am with a really good company, they have competitive pay and GREAT bonuses and benefits (like a 2:1 401K match plus bonus).

Bonus the house has a working central air.

Anything you earn from real estate can be a bonus for you. 

"The Complete Guide to Buying and Selling Apartment Buildings" by Ken Berges is one, "Crushing it in Apartments and Commercial Real Estate" by Brian Murray is another one that goes over all the basics (and he's from Watertown, so he gets a local bonus). 

Appreciation is just a bonus if it does happen and if values drop or go stagnant you better be prepared.

If you're willing to pay them for work and the referral is a bonus, thats fine.

I was offered a "$100 move-in bonus" when I signed my lease and a "$100 early renewal bonus" if I renewed the lease before a certain date.

Then maybe offer some sort of bonus it the house has a contract for sale in the first 30 days, like a gift card to Walmart or a local restaurant  for $250 given when the house closes escrow.Stick and carrot:)

You can have positive cash flow and still show a loss due to depreciation, especially if you take advantage of bonus depreciation using a cost segregation study.