Plus when the lease is up they tend to move to another updated apt.  

Frequent hail storms pushing insurance rates up in that market. 

Quote from @Andy Sabisch: Question . . .our leases have a NO SMOKING INSIDE clause. 

Hi Ricky,Being in operation for 10 years with mid seven figures of assets and NNN leases,it would be wise to speak with your tax advisor regarding if the tax set up should be an LLC, an S-Corp  or a C-Corp.It would also be wise to speak with an asset protection attorney to find out if this is something that might be beneficial to you in that area.

As per the HSTPA, any changes to a tenant's lease whom have been in place for over 2 years requires a minimum of 90 days notice, regardless of what the lease (or lack thereof) says.  

Was fortunate enough to lease for higher than expected rental rates.

To answer your question, if the home is priced at market rent, we are seeing our rentals lease out in 25 days.

I plan to put a $600 utility cap in the lease.

How are you managing your properties in that area given that property management company seem to be extremely unreliable and seem to go under quite frequently 

@Bryan HartlenManaging low-end properties can be demanding due to higher tenant turnover, increased maintenance needs, and frequent rent collection issues.