You should consult a tax professional who specializes in real estate...

Many will have a qualifying story about why they aren't getting better rents (long term tenant, special situation, etc).

I'm just glad my little choo choo train is getting to take part in one of the better times to be a buy and hold investor we may ever see.The little guy really can do something special with real estate and you don't have to be a big time investor to really grow your business either.

I prefer the $99 first months rent special.

In addition to your current local meetings connect with members of College Station clubs.Consider checking out HUD homes for small multi's owner occupied gets first crack.You might consider Niche or Specialized Housing like student housing.

Looking for a few referrals for licensed/bonded GCs who specialize in multi-families in the DC area.

If you double close the deal you could offer the end buyer a special warranty deed.

Hi Steven,Thanks for the ideas.I have set up a "special promotions" email list which folks would need to sign up for.

The standard contract we use in Florida has very specific languages on who's to pay for what...CLOSING COSTS; TITLE INSURANCE; SURVEY; HOME WARRANTY; SPECIAL ASSESSMENTS:105* (a) COSTS TO BE PAID BY SELLER:Documentary stamp taxes and surtax on deed, if anyHOA/Condominium Association estoppel feesOwner’s Policy and Charges (if Paragraph 9(c)(i) is checked)Recording and other fees needed to cure titleTitle search charges (if Paragraph 9(c)(iii) is checked)Seller’s attorneys’ feesOther:106 If, prior to Closing, Seller is unable to meet the AS IS Maintenance Requirement as required by Paragraph 11107 a sum equal to 125% of estimated cost to meet the AS IS Maintenance Requirement shall be escrowed at108 Closing.

There are also many attorneys specializing in this area as well as many turnkey consulting firms willing to do the heavy lifting for a price.Hope this was helpful.