Avoid leading with a low offer or mentioning how long it’s been listed.

It looks like you are right to be concerned about the low season as occupancy drops below 50% for most of the year  

Investors & overall market feasted on low rates, you got your stuff together during that time and now are seeing how cycles play out.

Locally my observation is that the need is more for low income young and working vs college student.

Keeping it friendly and low intensity is more likely to be successful.I recently offered to completely replace my neighbor's fence next to my rental and they said "No".

Strong rental markets with low vacancy rates are ideal for long-term holds, while areas with high ARV growth are great for flips.

That's probably a more clear cut fee structure than your 10% on middle and higher end properties and 12% on low-end ones.

Overcoming Common Financing HurdlesMortgage brokers excel at tackling challenges that often derail new investors:Low Down Payments: Brokers can find lenders offering low or no-down-payment loans, ideal for new investors with limited capital.Complex Income Streams: If you’re self-employed or have variable income, brokers can identify lenders that accept alternative documentation.Competitive Rates: Brokers have the leverage to negotiate better rates and fees, saving you thousands over the life of your loan.Pro Tip: Communicate your investment goals clearly with your broker so they can tailor their search to your needs, whether it’s a short-term fix-and-flip loan or a long-term rental property mortgage.3.

I do however think as things clean up systematically, cashflow will improve and the benefits of low capX exposure in near term and appreciation will work out.

I have done it successfully on my last 2 buildouts, maybe 3, but only because I was able to acquire the properties at a very low price and I did all the work in-house (myself and some hired hands on staff).