After paying a competitive rate for the property management and ASSET management that the small operator does himself.  

Reduced competition and higher prices for renters.RealPage, of course, denies this.

You have to adjust your expectations to match current reality, which includes higher mortgage rates, higher prices, more expensive taxes and insurance, more competition, etc.

Quote from @Chris Primavera: @Nick Velez thanks for the info and I have heard that the Gatlinburg area isn't necessarily a great market for your first investment because of the competition and amenities. 

See what the competition is out there for rentals and price accordingly.

I would say that your QI should be competitively priced, but the lowest price is not always the best. 

Yes, the more units you go up, generally the less players in the game so there is some advantage in purchase competition as you go up, but also more management scale and cap ex for someone who is new.3.

The free marketing is not effective in a competitive market neither is the marketing strategy.

I'd lower the price slightly below your competition and get real reviews.Be customer focused.

Check to see how many contacts a listing has received in X amount of days to see if it is competitively priced.