Most of my referral partners have different tactics to get leads such as FSBO, social media, and investor meet ups as well.

Howdy all.I have been looking at a duplex in a fairly small town (22k residents from 2010 census) but has a decent number of employers including a major auto manufacturer nearby. 

I don't collect security deposits because of the major headaches surrounding their handling in Mass, FWIW. 

Positive Cash-Flow means also you being able to pay below market rent while your tenants are paying the majority of your mortgage and you saving money.

I specialized in multifamily properties, this has proven a rewarding niche because I mostly buy from investors that (the majority of the time) already have a property manager in place.

The back unit is in bad shape (no immediate danger, but it's likely something major will break sooner rather than later) so we would like to serve notice to the back unit tenant upon closing and proceed with renovations ASAP.Can anyone recommend the letter/legal forms to use?

One example being a flip that has undergone major renovation where they would request additional paperwork before issuance. 

You still can't discriminate against them.However, you should have a solid screening system that will eliminate the vast majority of these bad tenants.

I'm investing in a vacation rental used a majority of the time in the summer, and debating which way to go wether it's one or the other, or a combo of both.

Here's how my priorities lie:1) positive cash flow2) pull out as much invested capital upon refinance3) long term appreciationI'm an out of town investor deciding between a couple different cities and San Antonio is the front runner right now; However, I read a post about another out of town investor having a hard time finding a contractor that would quote him a fair price which is a major concern for me.