Also the time of the year so not alot of good quality tenants .

I am a bit concerned about the quality of the schools in the area as I know that affects families staying long term in an area.Thank you in advance! 

Did you every find a quality management company?

Replacing a roof is a significant expense, so I look at the age, condition, and quality of the roof closely.Sewer line.

What is the quality of my collateral?

Those guys end up buying marketing programs from one of a few specialized real estate marketing organizations out of either Las Vegas or Salt Lake City; and the result is the cost of their programs goes from $3000 to $40,000, the quality of their information go from a 8 to a 4, and once you’ve entered their program all your contact is with an employee while the guru is out giving seminars, workshops, and making videos.   

Unless your photos and copy are professional quality, consider retaking and re-writing them, or just having a professional do it for you. 

If the most successful properties in your area have a hot tub, and similar quality homes without one are less booked, then you probably should too. 

I probably would quality for being a trade or business with the amount of hours I put in remodeling and such but since I don't have logs for the past 4 years (since I've had my rentals for much longer), it would be at least 3 to 4 more years before I'd qualify for that.

The homes are brand new, good quality, listing around $120,000.