The only way I would stay in is if I new that negative cash flow would end in the near future. 

I had only had one day vacancy and that was because I let a tenant stay one extra day. 

What questions do I need to be asking once I get them to stay on the phone with me?

My feeling is that the market will continue to stay this way for maybe another couple years and if we wait that long, we won't qualify for the $500k exemption since we will have passed the 2 yrs out of 5 timeline.

Either way, don't stay with a company if you don't fell it's working out. 

I am pretty sure they will need a better margin down the line if they wanted to stay in this game. 

Problem was the sales price and my dad wants to stay in the apartment he lived in and wanted to stay, but can't make an agreement with the doctor where he can stay somehow.

Jim Cummings if you get a warranty deed, your title insurance stays intact.

Now they might argue their tenants stay for many years so vacancy is almost nonexistent, but I am skeptical of this kind of thing.Is there any major metro in the country that is not a Detroit or Chicago where 10+ cap on a C level duplex or something is achievable?

I have had a number of (non-RE) issues with PayPal and advise anyone to stay away from them.