Lower turnover/vacancies is a result of a desired area to live and time of the year when leasing a property.If you're looking for good cashflow you should look into 43211, 43204, 43213, 43227, and 43222.Taxes in these areas will be lower and you'll have much more room for cashflow but you'll want to make sure you have a solid property manager to help get and collect market rents, find long term tenants, and keep the property maintained. 

We have no desire to level down the quality of our rentals. 

Unbelievable to have this mindset and desire at such a young age, I wish I could've said the same.I agree with Bruce, you will be fighting an uphill battle but that's not the worst position to be in when the stakes are most likely very low.

Anyway its a work in progress but if it has the desired effect of getting some of these friends of the tenants to clean up their act it will be a success.  

So it may just be that your desire for longer term renters isn't compatible with the guest type you're marketing to.

Plenty of ways to get a good desired solution.I do not like Postcardmania because they CLAIM to be all you ever need in the world of postcards.

The interest only payments and rehab funds would allow you to convert the property as desired.

That said, many of the issues you pointed out have more to do with the policyholder than the product often times and ironically are parallels to what I'm certain to be issues many of YOUR clients face (inability or lack of desire to understand finances, nuances of financial planning, budgeting, investment options, taxes, retirement planning, estate planning, etc.). 

For many who might not necessarily be "looking" for more work they might not be investing in any kind of marketing and word of mouth is going to be the best way to find them.But 100% agree with @Corby Goade on this one, treat them like kings and queens because they are DEFINITELY worth their weight in gold. 

I wouldn't use Zelle b/c you don't want to accept partial payments, which delay filing for eviction in case of a non-payment by tenant (at least in my state).(2) Stessa's "bank" transaction interface is cumbersome b/c they try to leverage their real estate income/revenue interface for it.(3) Stessa's customer service leaves a lot of be desired.