Then a grand total, that would give me a number that I am "losing" by the property being under market till the individual leases run out. 

There are not the ones to be concerned with in the overall grand scehme of thing.

v=4Toj8iHt-u8You hit a grand slam on your first deal.

It is all about knowing what is selling and who is buying.If nice houses are selling for a couple grand and there are for sale signs on every couple of houses as you go down every street you will probably not be able to get anything cheap enough to get a spread.If there isn't great inventory and the ones that sold that cheap are fully gut rehabs (While yours is at least livable) and there are solid rents you might be able to do great.

Just wondering cause I see many be 1/2 grand usually for lists or more then I see a simple call to your local  know where to call company. 

You may, in the grand scheme of things, be doing a service for both the seller and investor buyer. 

In slower markets, is that $10 a month rent increase worth a couple grand in turnover costs and all of headache to find another great tenant? 

Recently I have been looking on the west side at Grand Rapids and Kalamazoo.

I dont hit home runs all the time. i buy on average 4 properties a month here and 1 out of ten I lose money and 1 out of 10 I hit a grand slam.

On the other hand, it's gotta be better economy to keep a building humming and producing income than to spend the money to tear it down and start over.