This market is huge.My only advise would be always searching for deals and running the number using the calculators the BP has.

Cheapest marketing model I’ve put together.

One year after I used that property to pull a HELOC and this year used that money to purchase an off market 4 family property in Clinton for well under market value, which I just recently finished all of the repairs and upgrades on.

I am seeing a trend in CA that ADU construction is more cost effective (per unit) than buying on the market by a long shot.

Anybody done that sort of marketing?

Are the tenants paying market rents?

I guess with certain markets its achievable!

Rented at $3,215 to a Section 8 Long-Term Tenant instead of a Long-Term Market Tenants for $2,400.

The key for me wasn't to invest in the 'best place' but to know a market so well that a deal jumps off the page when it appears.

It sounds like your current property manager may not be marketing the rental effectively, and the fact that it's listed incorrectly as an apartment instead of a duplex could be turning off potential renters.