I am looking at one that is pretty modern and has 24 hr automated security and gate etc.

It’s definitely not rocket science.

You can do this, it isn’t rocket science.

In general, updated with clean and modern furnishings is always a good start. 

Or we are all wrong and modern economic theory is flawed and no longer applies...

When I lived in Southern California I worked at a firm that designed ultra modern homes in Hollywood, Beverly Hills, Malibu and so on for a homes that sold between the low price of $10 to $50 million dollars.

. - gauging asset appreciation is more of an art than a science, especially in the current market.

We have a lockbox nearby for the tenants if they get locked out but it's 2021, I hoping there is a more "modern" solution. 

I leveraged Evolve to handle my listings, payments and calendar however and they charge 10% if you want to do a 'hybrid' model...but it's not rocket science and you should be able to do it all yourself.  

You may not know the difference of the great area but look at the photos, and try to stick with: kitchen is modern, has heat and air conditioning.More time consuming but also free: call a couple property managers in given city; US census detailsPaying: rentometer; rentguide; insurify;