At the price point you qualify for, I'd be looking at a more landlord friendly state with more approachable price points.

Do you see friends? 

Most of my landlords either don't accept pets at all or are super pet-friendly so pet rent has never been something we have charged.

I'm going to do new post referencing insurance - this has been a big topic amongst my California friends. 

It’s inexpensive to provide but can make a big impact.Comfortable Bedding: Investing in high-quality mattresses, pillows, and linens improves the guest experience and leads to better reviews, which can boost occupancy rates.Smart TV or Streaming Services: Offering Netflix, Hulu, or similar services is a low-cost way to enhance guest entertainment and stay competitive.Fully Stocked Kitchen: A well-equipped kitchen with basic appliances and utensils appeals to families and long-term guests, saving them money on dining out.Dedicated Workspace: If your property caters to remote workers, adding a small desk and ergonomic chair can set your listing apart.Outdoor Spaces: If your property allows, an outdoor seating area, fire pit, or hot tub can significantly increase your nightly rate and attract more bookings.Energy-Efficient Features: Guests appreciate eco-friendly options like LED lighting, smart thermostats, or solar panels, especially in eco-conscious markets.Keyless Entry: A smart lock is a relatively small investment but offers convenience and security, which many guests value.If you’re deciding on amenities to add, it’s always a good idea to research your local market.

I had a friend who bought on Clifton and Bedford ten years before me.

Keep grinding it out my friend. 

Listing your property there ensures visibility.Build Relationships: When agents reach out, respond quickly, highlight your property’s amenities, and showcase your flexibility to meet displaced families’ needs.Highlight Insurance-Friendly Features: Emphasize features like flexible lease terms, utilities included, and a fully furnished setup to attract insurance placements.This approach has helped me successfully market to insurance companies.

I also have a close friend who only deals in large apartment complexes.

Tyler Deveraux, Ryan Woolley, and their partners and sponsors they promote have gotten students and their families and friends into horrific situations with neglected properties and take no responsibility for it.