I'd offer to pay more in commission than what you think is the "going rate" (not your exact words but what you are wondering) on my first deal or two with agents so that they are enticed to work with you.2.

I started at $500 over LTR rates and bumped it up $50 in between each tenant until I felt like I hit the ceiling. 

decreasing appreciation?  

My guess is if you can make the interest rates work, there will be dozens of these available in about 2-3 years when the loans start maturing.Good luck and best wishes. 

I did a quick look and violent crime rate almost double that of Illinois as a whole. 

You fail to the systems in place, keep strong standards and the failure rate is light.

There is a lot more to it than the rate.

This increased demand is in areas that all ready have limited supply.Since the rates started to rise, my appreciation forecast has been conservative (as I have indicated in numerous posts) for my San Diego market (I have been underwriting at zero appreciation near term) and fortunately for me the market out performed my forecast.  

My gross income is a bit less than $7k (and I'm renting near top of market rates) with minimal repairs ($2k/y), but...1.

I gotta say, I had a hard time deciding on the monthly rate and deposits.