So it crushed us cashflow wise because we couldn't finance anything and all of a sudden I'm too asset heavy and cash poor.

Markets like Memphis TN, Little Rock AR, Tulsa or OKC, OK.

Most gurus have their clients journey end the moment they send them the money, they join a facebook group - have overseas VA;s moderate it and provide some old videos that get repurposed.Those who are new and thinking they are creative typically get crushed as they are gambling not investing.

I completely agree that no one should have all 5-star reviews because it looks fake, but a 1-star is also hyperbolic and crushing to your business when you are new.

I stayed at Eagle rock recently and loved it. 

It wasn’t teh flashiest deal, but it’s been rock-solid through rising rates and market swings.

-OOS investors in HCOL areas will buy properties that look good on paper without doing enough due diligence and then get crushed by capex and deferred maintenance.

Back yard landscaping is usually the biggest expense at $5-6k for artificial turf and rock, but doing this sets you apart from the others.

Have you considered other areas like Little Rock, AR, or Memphis, TN? 

Reading your profile it seems as if you are absolutely crushing it in your market.