BTW,  I would encourage you to open your criteria to distressed properties, tax liens, probate, divorce, etc..if you don't want to compete in the competitive market.   

Now if you mail to those 100 -200 leads, 4 different direct mail pieces and get no response....thats a problem.Success rate I would say 2 deals per 600-700 mailings.I know Atlanta has a lot of counties but you better be ready to compete.

First time home buyers compete with us investors and they are often blue-eyed in terms of how much work a property needs.

It's puzzling that this market appears to support only a single dominant player. 

@Justin Brin I do have a trusted, competent successful arbitrage operator for my out of state rental and it has been great for several years.

While my colleagues here compete for the most vague and evasive answer  ;)  the crux of the issue is this: if one of the partners uses the #3 test - 100 hours and nobody else exceeds it - the other one is out of luck for this same test.

I would love any and all feedback on the topics and frequency of these messages. 1 Week from check-in:- Thank you again, welcome- Ask about reason for visit- Directions- Attractions in the area- Any specifics about checking in our finding their property (apartment type single family structure can get confusing for first timer which suite)- Parking Instructions- Ask for any questions we can answer ahead of time- Provide contact number if need direct contact1-2 Days Out:- X number of day reminder, excited they are joining- Ask for follow up questions- Video instructions on how to find their suite/apartment (link to video player)- Check In instructions- Wifi instructions- Parking Instruction reminder- Google Map and Apple Map links for their phone GPS- Contact number reminder for their stayEvening of Check-In- Ensure they're settling in- Confirm we want them to have a 5* experience- Contact number reminderMorning of Check-Out- Thank them for staying- Ask for feedback on how to improve amenities onsite- Check-Out Time- Check-Out Instruction2 Days after Check-Out- Thank You for staying- Ask for rating on booking platform- Offer Loyalty discount for return stay- Ask for Referral

There are also thousands of investors who are competing for that market. 

This seasonal slowdown means fewer competing buyers, and this gives savvy investors the upper hand in negotiations.

Working with a competent SEO expert will help your cause.