I have a property manager who suggested we did first month half off as an incentive.

I am going to be doing an extensive renovation, biggest thing is dorming out the roof to increase the size of the bedrooms.

Mortgage, Taxes, Insurance, HOA: $3040.37Estimated rent: $2475Total Expenses: $3660.12Vacancy (5%): $123.75Repairs (5%): $123.75Capital Expenditures: $100Property Management (11%): $272.25Information when I bought the house in 2022, new constructions Purchase Price: $373000Purchase Closing costs: $4662Current home value: 400k-420kCash Flow: $2475-$3660.12= -$1185.12; -$71107.2 at 5 yearsCash on Cash Return on Investment (CoCROI): 0%Appretiation per year (6%); $535,290.23 at 5 yearsEquity: Loan value $345,089.53 at 5 years; $190,200.47 in equity at 5 yearsLoan Value today 6/2024: $368,201.59Total ROI in 5 years= (Total profit/Total Invested capital)/ Time (in years); Total profit: $190,200.47Total Invested: $71107.2 (neg cash flow) + $42757 (closing sale costs)= $113,864.20Total ROI (5 years)= ROI 67%, annualized ROI 10.8%My biggest concern is that I am relying solely on appreciation and assuming will appreciate at 6% per year. 

one of the biggest things ive seen, is making sure you have materials on site and ready to go.

Curious - what are the biggest things eating into your profit?

Maybe you give them 1-2% in closing help as an incentive that would have gone to their realtor anyway. 

One of my biggest feature is listing syndication to zillow and 1 stop shop management.

Be more polished, informed, and hard-working than your competition.One of the biggest complaints I've heard regarding RE professionals is lack of responsiveness.

Time in market is the biggest benefit on your side, so the sooner you buy, the longer you'll have that property (and also, the sooner you can buy #2). 

The biggest lesson learned is to stick to your crystal clear criteria, don't rush it, ensure the tenant is qualified, and your chances of success are large!