The current tenants have been in place for quite some time, 2 years and 4 years, both willing to sign long term leases with the buyer.That being said, your points ring true.

Anyone know a good realtor or have any advice I'm all ears! 

I would start by installing a new wax ring.

He manages only one building in each city, and this morning, he evicted a tenant that ended up with the sheriff noticing heroin in the apt and turned into a huge drug ring bust, and then, THAT SAME DAY, got a call about his Somersworth building where a 15 year old kid was firing bullets into the air because he was mad at his girlfriend, and then pointing the gun at people trying to stop him.

I always keep my eyes out for great deals, but haven't done much marketing looking for off market properties; just keep my ear to the ground and talk to people in my neighborhood.

It seems easy and free, requiring only eyes, ears and brain, but it requires time and dedicated effort so no one shares their thoughts with a potential competitor.

Our business changed dramatically (for the better) when our phone started ringing rather than us looking for deals.Once you're getting calls, your focus will be on whoever is calling and what it is they have to offer!

On the next one I may ask to bend your ear again!

You can have this ring to any phone but it also has a voice-mail feature that allows you to screen calls to ensure it is in fact a real emergency.

If I move to the inner ring suburbs or even a little further rent will increase but so will the purchase price but the appreciation would be minimal to the tune of 1-5% in 5 years.