From what I read in The Economist, these Sun Belt regions often see steady population growth which can drive healthy rent appreciation.

Agents who generally take on small portfolios to manage are only doing so because they're not great agents to begin with.First thing first, I would consider either driving by the properties or contacting the tenants and asking them if they know what's going on with the agent.

Yes, even during the festive season, the real estate world doesn’t take a break.Let me share two stories that drive home the importance of acting quickly in this business.The $40k Christmas Miracle: A few Christmas mornings ago, one of our rockstar team members, was enjoying some holiday downtime with his family.

Low prices enable more people to buy, limiting demand for rental properties so rents decline (in inflation-adjusted dollars).Population Growth: In areas with growing populations, demand outpaces supply, driving up property prices.

Quote from @Daniel Reed: @Jonathan Greene So, are you suggesting that this issue is indeed driving investors away from Florida?

Also, an 8min walk vs 8 min drive is a big difference in the world of student housing. 

Directed marketing to pre-foreclosures, a website with seo, networking, driving for $$, go to some local meetings.

I recall reading in Forbes that major foundation fixes can add surprising value, becuase it addresses the single biggest fear buyers have.. a shaky structure.From my three decades in fix-and-flips, Ive noticed how important it is to have a team you trust.. from attorneys who know probate deals to realtors willing to drive for dollars with you, scouting hidden gems.

Other risks, the contractor walking off the job, a storm hitting and delaying the project for weeks, someone breaking into the home and stealing stuff (which happened just the other day to a client of mine), a squatter, or drunk driver driving into the house (happened a lot at my old job as a firefighter lol).

Drive past Hornell and through Bath.