@Caleb Heimsoth $1000 referral fee may be needed for a professional but I bet most people you meet in the street or the garage or at the open house  or the guy at a construction site will be thrilled with $500.

Personally, I wanted something at least 60k people strong as I felt like it would be easier to find renters, but I've seen plenty of threads on here where people are doing well with rentals in much smaller markets.I went to Sperling's Best Places to Live site and looked up cities I was interested in. 

My current tenant is very solid with way north of 3x income to rent and fairly clean credit but had to move for a job.  

I managed a 120 unit complex, all turns were done in 24 hours,Painting, carpet cleaning, turn cleaning, locks, we had a well managed crew and averaged 5 to 12 (during usually June) turns a month.  

Or they say "the place just needs touch up paint"  or "the carpet just needs cleaning" when in fact the whole place needs painting or the carpet needs to be replaced.

Everything is in good shape so my current plan is interior paint, refinish hardwood floors and clean up the yard.

I picture this more like a deed restriction than a recorded document that would be cleaned up on title prior to the first transfer after recording the right of first refusal.Anyone have any experience with something like this?

Most of the expenses are from check issued (which I can'te tell who/what it was issued for).The agent said they're increasing occupancy by advertising and cleaning up the park.

Use bigger pockets to promote it as well as sites like craigslist as well.1k isn't a ton but work it the best you can brother

Income is strong, but there is opportunity to improve upon the current rent role with a few thousand invested in a basic clean up.At the risk of sounding like a total newby...