I know it's still early, but their property management and numbers quoted seem to be spot on. 

Getting rid of the bed will kill most of them and the others will then crawl onto the new bed.  

You can have a surveyor do a spot elevation at the foundation of the home and if they say it is not in the flood plain (with improvements made) you can be in the clear.Good luck...

It is zoned agriculture and cant be rezoned for any purpose since rhey call that spot zoningcity would claim any use violates their well head protection regs.Except for these two buyers would have trouble marketing it BUT I do have 2 buyers today,,thats what it takes.

I agree with Jon, those prospective tenant that fill out an application on the spot tend to be the ones that are sincerely interested.

Finally, if you order something online and it doesn't work, you can take them back to the store and they'll issue you a refund on the spot.

Ralph is spot on.

thanks for all the suggestions guys. i appreciate it.i've been calling ibuyhouses signs, people that post on craigs and for rent signs to find buyers. i live next to a supermarket and walked over there to get some bagels. my wife spotted a sign that said "real estate investors seek students part time ###-####" i'll be calling that tomorrow to follow up.i intend on attending a REI club meeting next month. do you guys recommend paying for a year membership or paying monthly?

One is a 4/3 bought for a total of $104,395.08 which just needed a stove shortly after the tenant moved-in and a minor floor spot repair and isr ented for $1,150.

I have the inspection report that shows some areas that indicated moister and it was covered up by paint, but this wasn't even the worst spots.