Are your properties in a place where the demand is low and supply is high? 

*Unlikely Appreciation given Investors finding new, better undiscovered markets and figuring out how to self-manage + all the new construction supply + lower long-term demand dynamics.

If you have any insights to share on MTR supply vs demand or demand seasonality near these hospitals/areas, I would appreciate it.

Your ineptitude may amplify your losses:(You're also jumping to assumptions.We've had out-of-the-county investors that we could NOT legally send funds to because they hadn't supplied us with the IRS required documents - and they didn't respond to our numerous communications to get them.Once we obtained the proper documents, we sent them their funds - by the way, we did send monthly Owner Statements, so they had the info to see what was going on with their portfolio.So, that brings up another question - what information have they been sending you and when have they been communicating?

First, get your systems in place - automated messages, check-in/check-out experience, find a great cleaner, supplies, and make the place look nice and take great photos.

I always recommend investing in areas with strong underlying fundamentals: jobs, limited housing supply, desirability/ high demand, population growth/ net in-migration, affordability, etc.

We have one the State of Florida Real Estate Commission supplies but that is very long and cumbersome.

We never supply appliances.

Real Estate is a team sport though, and having a good agent or two on your team you can call on will be useful down the road.

People who weren't able to find student tenants when the new supply came online had to rent to area residents, which may not have fit their model.