This is because so much new multi family supply has come online.

@Arron Paulino you can find some great information online (youtube) from Pace Morby on this subject. 

Maybe sign your own lease (from Wisconsin Legal Blank, store in Milwaukee or order online) but keep it MTM.Also, a little brokerage 101: when you ask for something in an offer, always make sure it is specific, with a deadline and includes consequences.

We've already taken a few online courses and read some books, so we're getting our head around the multi-family syndication business.

I'd say the quality of leads vs other online sources has been and still is pretty good. 

Every system you try will have flaws, or you may salivate over a feature that appears in other software.Some familiar names are mentioned frequently: Stessa, Apartments.com, RentRedi, TenantCloud, Innago, RentManager, Avail, Rentec Direct, Doorloop, etc.I recommend conducting thorough research on each app online to understand their offerings, pricing, etc.

Or maybe the ESA letter is from a bogus online source that isn’t acceptable.

What works best is sticking one one marketing channel, and keep doing it.You will get the higest intent to sell leads through inbound marketing lead generation such as TV commercials, online form submission leads, direct mail.

In order to get the attention you want through online ads (which last I checked Facebook ads require such a wide range for the demographic that it is almost not worth it), you would likely need to spend literally thousands of dollars. 

It should be on line, look it up.