Find a renter, qualify them, move them in, collect rent, oversee repairs, re-sign leases, move them out, turn the unit, rinse and repeat.

@Brad Smith This one took about a week to get a lead and then another week to show the property to the tenant, negotiate terms with ALE, and get the paperwork signed.

So you may not NEED a lease signed for your primary residence already, especially since that's a lot of stress to find a new tenant and have a lease in place while you're under contract on another home.

It seems like what you are planning would be in their best interests so I would discuss it with them first and then make that the impetus to sign a new lease and up the rent.

They may balk at that wanting you or your agent to do the leg work of putting paperwork together but they may do that and if they do the seller would be signing that counter offer of $645k.

Just make sure your attorney reviews it and make all necessary adjustments prior to signing.

Bandit signs, cold calls/texting along with direct mail is the method most people use.

with auto-pay options, automatic late fees, and reminders, lease signing, security deposit collection, etc. 

They said they will send someone in 2 weeks.I checked around the house looking for water signs of leakage.

I will do my homework on long distance REI (even tho the markets are 1-2 hours away), but have a couple questions- What are some of your key metrics/signs you use when identifying a new market?