Then I brought them a bottle of wine and fresh raked cape cod clams. 

The sweet spot for pricing is ever-evolving. :)

This is all from our sweet little competitors sending out direct mailers and they go online to vrify and find us.So Send mailers at your own peril without having a website!

Sweet. 

My rents are mostly in the sweet spot between 900-1200 per month. 

Find out how solid they look to listing agent (do they call the listing agent to sweet talk them?).

Pretty sweet deal!

Judging by the limited response here and by brokers/lenders.....I'm seeing my equity position look like nothing more than a cool appraisal and a sweet story.

@Charles Kimber okay if the tenant is month to month their current lease is less relevant assuming that it could rent for more, however $234k for Atlanta is getting into properties that generally don't make good rentals period, someone with more experience there correct me if I'm wrong but isn't the sweet spot something like $150k-$175k, so perhaps better to look at as a flip.  

@Russell Brazil short and sweet....great advice.