National banks typically do not offer products that suite your needs here. 2.

They generally will offer greater appreciation, as well. 

-- We focus on verifying 2-year work history and verifying rent payments with last 2 landlords (unless in same property for 5+ years).3) MoveIn Specials: be careful with offering "free rent" as will just attract tenants with no cash.-- Try free TV or something else worth 25-50% of one month of rent.-- Or, what we do is offer the free rent AFTER & ONLY if they pay their first 3 months of rent on time to earn it.4) Lower the rent 5% every 2-4 weeks until activity picks up.5) Understand this is the worst time of year to find tenants.-- Starts picking back up end of February when this tenant pool starts getting their income tax refunds and aren't broke anymore.6) Section 8: where is the property being advertised?

@Donald Hatter thank you for the responses and offer.

At $15K a year, that's just bare minimum without any of the other modules that Yardi offers.

Durham tends to offer slightly better cash flow opportunities compared to Raleigh, especially if you’re targeting neighborhoods that are up-and-coming but still affordable.

I know when you make an offer you typically specify how you plan on funding the deal.

I completely agree that luxury rentals need to offer more than just aesthetic appeal; they need to resonate with tenant expectations and justify the premium rents.

I'll randomly get crap offers on my properties from idiots in his programs or whatever it is he's calling it.

Quote from @Austin Jones: As a realtor focused on helping investors in the Richmond area, I’d love to offer some insights.