This is SO important BP - if you are an all star investor you will have access to TONS of capital. 

There has been no noticeable difference between all 4, same income, same 5-star reviews. 

My initial thoughts were to do a free survey site and send it to the resident and then if it generates a 4 or 5 star create a zap with zapier to automatically send an email or text to leave a google review as well?

Look for the Star Bucks and Jimmy Johns to find the right type of neighborhood. 

By self-managing I know which of my properties are problem children and which are my star performers.

Plus now they are trying to pass the buck with regards to the the STAR rebate we get here in NY state (if eligible and applied for).

So I pay it, and every few weeks when the stars align and I have no work meetings at the time, I join, listen to other people's questions and Peter's answers and that's it.At least after reading your post I feel better knowing that some clever tactics were practiced to get me into this and not that I was easily fooled.I would be happy to share info if yiu think it will help others make decisions and avoid shortcomings, and I would appreciate it if you have some advice that might help me get out of this situation.Thank you! 

@Dave FosterYou are another BP rock star, too!

An email marketing funnel for re-booking is nice, but it's barely keeping up with the year over year decline in rents due to saturation (quantity saturation AND quality saturation) and shifting travel trends.  20 years ago your hot tub made your listing an all-star. 

There are larger databases (Co-Star) that have information on larger properties, but I'm personally interested in small to mid-sized multifamily.