I qualify for up to 850k at the absolute MAX and I am able to pick up a 4 bed 2 bath in the San Gabriel Valley.

I am way to old school to try any of this  LOL.. of course I get 100% of my business by referral so I have no need to market anything and being old school I pick up the phone and talk to my investors in person ..

Limited appreciation, old housing stock in need of major capex, population decline in many markets...Can you pick a market that's a couple hours away so the price point is lower, but you can be in-person and hands-on?

You can ask to meet up for coffee or something and pick their brain about the market.Maybe use here to ask for book recommendations. 

I'm a furniture repairman for a retail company only located in the north east.

Tell tenant A that you need a window of time to inspect the apartment with only the furniture he is leaving (with the unit in move out ready condition). 

Pumps break, lights break, and keeping the deck and any deck furniture cleaned also carries costs.

Appfolio is a great property management app, and pretty easy to pick up on. 

Add some furniture, curtains, park a car in the driveway.

However, when picking a market it is important to choose one that isn't totally dead in the slow months.