My two favorite forms of mktg for deals are targeted letters and Facebook (which has become a goldmine for me). 

@Igor Messano is absolutely spot on.

So about a month ago, we sent notices to renew our tenants leases, we received a reply from one of our tenants(married couple, great quiet tenants, always pay on time), she said that her and her husband were struggling in their marriage and were thinking about splitting in August, so wanted to know is they could do a shortened lease and if she could find roommates afterwards cause she wanted to stay either way.Anyway I gave her the Five Love Languages audiobook(my favorite relationship book) and she said she would give it a listen.

One of the most important keys to success is learning to spot a good deal quickly AND being in a position to take action fast when you find one.

Give someone enough rope... but really, open questions allow someone to speak about their favorite topic: themselves.

Use the filters on your favorite real estate web search and you will see what he means. 

You have hit the nail on the spot!

Get it done and on the market, carpet pad and carpet. that will cover the over the glue, but knock down as many high spots as you can..

We are sort of at a sweet spot in the business. we have some room to continue growing, and all customers are handled personally by myself and my fiance.

In a nutshell: buy the highest priced proprty that still shows good cash flow - that's the sweet spot for the long term investor.