$150 to send 70 letters sounds a bit pricey, but at the same time, that is a low volume for any direct mail company to produce.

Here are the details:Duplex purchased in August, 2015 for $155,000ishLived in one side of the duplex until September 2016Both sides rented for $1,200/mo ($600/each) when I first bought itBoth sides now rent for $1,800/mo ($1,000 for renovated side/$800 for other)Cash flows well for me (about $8,000/yr) and I have a very reliable, cheap property manager (good buddy of mine); total expenses are around $1,125/moHaven’t added up all the numbers, but estimated renovation costs were about $25,000Reasons I am considering selling:Live in Dallas - don't want to deal with property out of townInterest Rates rising (slightly afraid of a market dip): my property manager will be leaving College Station in 2 years (once he graduates) and I might have trouble selling the place at that time if market is in bad shape; don't want to pay 12% for a conventional manager to handle it, but I could do that if need beConsidering buying and building in Dallas 'M streets' area (for primary residence, not investment) - which will be quite expensive; we have savings, but if we had to pay cash for a distressed home or lot in the area, then that would be tough without this capitalLooking to sell for about $230,000, which would be about a $50,000 profit:  don’t want to pay taxes on the gains, but I am unsure of how to manage the situationCan’t live in it for another year (to get to 2 of 5 years primary residence)1031 exchange to personal residence seems tricky – I assume I would have to exchange for another investment property, establish it as such, and then convert it to my personal residence sometime down the road; also the timing on these things seems absurd (45 days/180 days) unless you have something totally lined up, which I guess is the pointAm I up the creek and I should just sell it and pay the taxes?

He was probably just running his mouth, but I'm concerned that if I speak to the landlord or report the situation to the authorities there might be trouble. 

So I want to make sure it produce decent cash flow after I leave.  

and very sharp on how to do this and keep you out of trouble.

So pending on which state it's in 100% occupied you should have much trouble vs 0 occupied where you have to give them a plan of action of rehab and occupancy timelines. cap rate and or ROI, rental history plays a factor as wellThis is past you having sufficient downpayment and worthy credit.

I want to find a simple contract that wont get me in any legal trouble in the end.

Casity,Both Account Closed are right on this one. you can have it in writing if both agree to the split based on square footage of the rentals and it could also be trouble down the line with each new tenant.

Hi @Steve Theobald,If  you're having trouble going conforming on these try Washington Federal.

Will I have trouble finding tennants, similar to high supply and low demand situation?