It's always price, amenities, and/or location - assuming a base line level of common sense listing like professional photos, accurate description, etc.

@Dan Creed, this is honestly in line with my general costs, but it will also depend on finish level.  

I was targeting a 20/80 GP/LP with a 12-13% IRR with a 2 hurdles +14% IRR GP/LP goes to 30/70 +15.5% IRR GP/LP goes to 40/60.These will be usually 25 to 50 unit infill multifamily deals usually townhomes or apartments I would love the feedback  Hi Ken, coming from a drunk sloth level passive LP perspective, you have a fair approach, however the projected IRR is lower than most current offers out there so may be difficult to market to cursory investors, but your 80/20 is quite reasonable compared to most others.

Any advise or strategy on home insurance options, or minimum levels of renters insurance would be appreciated.

Now going next level is next.

I recommend using Buildium as an entry level.

Then they ghosted us and told us to figure it out on our own.He "re-leveled" one of our properties with cardboard, used a trashcan as a sump pump, and the list goes on.

If that does not organically happen fast enough, I would give a couple of residents at a time the option to (1) stay in their current unit at renovated rent levels and perform renovations that can be done in an occupied unit (2) move into a renovated unit at renovated rent levels or (3) move out.

It's the tenant's responsibility to maintain the oil levels.

Oversubsidized overbuilt apartment buildings may continue to keep rent levels fixed or declining.