Are you focusing on online lead gen like Facebook ads, Zillow, or platforms like BiggerPockets?

If you like audiobooks, there's a BiggerPockets audio subscription that gets you all the audio books and all podcasts ad free for only $100 per year! 

Nevertheless, you've now added some more context to the issue in that you've paid two separate Architects and have issues with the Town which is beyond the scope of this thread, nor could anyone else know this was occurring.

Always ensure your fee reflects the value you’re adding for the buyer

I did not market my place elsewhere, but I was looking for a minimum stay of 90 days and my ad was for an entire 2br home. 

We updated his listing with better photos and added some details about the neighborhood amenities-like the nearby parks and cafes-and it made a real difference.

Offering a quicker closing timeline or adding contingencies that reassure the seller can also help make a lower EMD more appealing.

That amount and the debt pay down that your tenants are making for you should also be added to cash flow for your ROE calculation. 

I can place and ad, within 30 seconds our phone will start to ring, Sec 8 and other programs are huge in the Cleveland markets.

First of all I put my acceptance criteria clearly in the ad: minimum credit score (enter X amount, 620 is what I use),income 2-3x rent, good rental history, references, no evictions, acceptance dependent upon background check and employment verification, pet policy, desired lease term, etc. so that people will hopefully read that and not come to the open house if they know they won’t qualify.