I've narrowed down the best return for my money in this market to a 2 bed/2 bath (with top tier amenities) - about 500 total 2/2 listings.I'm finding myself a bit stuck when analyzing why certain properties are making so much higher than the average listings when they seem to have very similar locations, amenities, style, flow of home, beds/# of people they sleep, reviews, number of reviews, etc.

You can also search Google and read reviews.

Slow beginnings are common in real estate investing, and building momentum comes with intentional planning and leveraging your resources effectively.To gain traction:Evaluate Equity: Review the equity in your owner-occupied home and rentals.

Trying to do my due diligence and research reviews on them before making this expense.  

Yesterday I reached several Fishers' City employees and a member of the Nickel Plate Review Committee none of whom had ever heard of Goodin Development. 

We vetted a  handful of "turnkey" companies and REI Nation was the best in terms of reviews across multiple sources. 

Review the agreement for how the UPREIT will work very carefully. 

I recommend you speak with a lender about reviewing whether you could qualify for a loan prior to making an offer, as I've seen these kinds of things blow up.

Review Anchor Loans, they have closed many investors I've worked with.

If you're going to do it alone, make sure you your due diligence: estoppels, inspection, review, consult with a local attorney familiar with the local regulations, etc. and good luck.