A degree is there to train someone for a career, and fair or not, most people expect a career to be financially rewarding - most are not...Where does this leave us...?

The risks far outweigh the rewards when considering what you could potentially be liable for if the oil has leaked beyond the property lines.

You can get creative with rewards. 

give them appropriate notice, according to state laws, that you are raising rent to market, and if they don't want to pay market they will have to move. you may even consider giving them an extra 30 days if you wanna be mr. nice guy.be prepared for some hard feelings, as after 12 years they will feel as though they have a right to be there. the truth is they don't, but in the interest of getting them out without a fight, you may consider giving them a "reward" for being such long term tenants, such as security deposit in cash the day they move out, or offer to pay for a moving truck, or something like that, but I would only offer if you expect getting them out to be a battle, since it would be cheaper then eviction.

In my opinion it's at rock bottom prices and the risk/reward is very good.

There is a lot of charm to some of these suburb communities and lots of family draw.

I found that to be a very rewarding experience.

The way the bank wants you to think so they can reap the rewards. 

And those that go out of their way the most (working extra hours, taking on extra tasks, etc) get rewarded the most.I'll do anything from hand them extra cash to give them a Home Depot gift card to give them a gift certificate to a nice restaurant.

More control is usually more work but also more reward.