Is it the lack of state income tax, affordability, or something else? 

It's much easier to rack up  material hours if you are nearby and able to take on some of the timely hands-on work yourself.I imagine that others have tried to do this while OOS investing but I couldn't speak to their success (or lack thereof)

These neighborhoods have had favorable zoning for a number of years and development usually follows the path of least resistance.Keep in mind prohibitive zoning is a leading barrier of entry and is usually why neighborhoods lack new supply even when the underlying fundamentals and demand are strong. 

Their lack of cleaning is causing additional wear and tear on the property. 

I tried but the lack of income on the property is a no go. 

Hey Fellow Investors, I am starting my investing journey with vigor but lacking knowledge.

All your first set of questions can be answered by looking online or calling several local competitors.Your accounting questions though, show such a lack of basic knowledge that you probably shouldn't be doing this until you have more experience.

most sellers will lack motivation if their property is not distressed - and you said you don't want something too distressed.

They already scraped and painted it but management tried to charge $250 for doing so, which i argued stating the cause of the damage was the lack of ventilation.

Bottom line is they are worth more independantly than together as they are apples and oranges and tougher to sell when bundled together- when you do decide to sell.