Now they have exchanges, which are still not as secure as they are advertised to be by the operators. 

I recommend you include some of your key qualification criteria in the advertisement.

I'll give an over-arching view since I am only answering for my own company and don't want to use this as advertising. 

If you allow non-accredited investors you cannot advertise, or post looking for investors.

Hey no advertising on the open forum your going to get reported  LOL..

out of state is more difficult than advertised. do you already own a primary residence? 

They tell you you’re asking too much rent (you lower rent, avoid vacancy and make more money) ,your marketing is bad (they take new pictures, advertise in different places, change wording, whatever, and get a tenant saving vacancy.)  

., guest services, pricing strategy, advertising).

Additionally, I expect applicants to follow instructions in the advertisement and application, to make and keep appointments, to show up on time for appointments, dress and behave appropriately at appointments, and in general demonstrate throughout the process that they are someone that is easy and pleasant to do business with.

getting cash flowing rentals in those states is certainly possible, but much, much more difficult than advertised.