I've been in the lending industry for 5+ years now both as a loan officer and a broker and a processor, have also done some UW.Over the years, I have seen how lenders and brokers spend marketing dollars. 

In inflation adjusted dollars, this likely is closer to 15 years to recover the $450k.  

There is a 100 million dollar budget for LA City landlords and a 30 million dollar budget for LA County landlords. https://abc7.com/renters-relief-program-coronavirus-covid19-covid-19/6261538/

Instead of $500 off the first months rent, have you considered lowering the rent by $40 dollars per month?

For a mortgaged property, at 3-4 % interest, a few hundred dollars a month.  

Just remember there are less people that can afford the 1 million dollar plus houses than can afford the $300 to $400 thousand dollar houses .

I've also talked to a couple of experienced investors on the phone and I will be forever grateful to their advice and for helping me out without charging me thousands of dollars for a coaching program. 

I could have sworn everyone in real estate was trying to get the most back on their dollar, but that could just be me I suppose.

I understand how to build and maintain a multi billion dollar brand so I get the value.

The majority of them are in the grind and are not at a place where they have millions of disposable dollars where they realize that buying one more profitable investment won't have a huge positive impact in their life.