Perhaps I'm an cockeyed optimist, but like any other investment ecosystem, with peaks and valleys come winner and losers. 

I tried to get everyone to sign a new lease (same price), but it got complicated...the OTHER (younger and healthier daughter who doesn't live there) said that the siblings that live with her mom don't have any income, hence why they won't sign the new lease.

But above all- network with your local ecosystem of investors. 

Those who are able to rehab for the long term have a great opportunity to eliminate their CAP-EX and have healthier more modern units that everyone likes to rent.

I guess my best choice would be to increase my cash to provide a healthier down payment.

Yes, EcoSystems is a great property management company.

I spent my 20s and most of the 30s working in the customer support ecosystem, and the last 6 of those as a people manager. 

Pay them off every month, for the rest of your life w/no exceptions.I suppose your school loan and car payment may be low interest, but there's no need to rush into this at a young age if you can clean up your balance sheet and enter investing in a much healthier financial condition a year or two later. 

Amenities as an insurance. 2x1's and backyards and especially a/c's will always have a healthier pool of prospects.

It is my opinion that when the new inventory hits the market, the market will soften slightly and go back to a healthier growth rate.