My second question is do I get a more energy efficient and raise rents but now include heat in their monthly rent?

Who would ever invest.. now that they have not paid as agreed of course they are going to find it difficult or impossible to raise new money in the fund you invested in..

No evictions, no turnover, and have not raised rents (honestly feel like I'm near the upper end already). 

Make sure you get professional photos because the bar has really been raised for midterms over the last year. 

One thing I'm trying to do is to test different cover photos to see which ones draw a greater % of click-thrus (which seems like a reasonable thing to test).I'd like to be able to view the Airbnb stats to see, for each cover photo I test, things like what % of people click through on it.

You know how some states barely raise an eyebrow when you swap out one investment property for another?

There are less renters now so OP might need to compromise on the lease cost, so imo I would rent it at an attractive price now, and in 6 months raise the rent to market.

My 2 cents is right there with the other guy, get into something on your own first to test the waters and know what it’s like to actually buy and do some work.

It can be frustrating especially when they pick their own inspector and they are totally clueless, raising alarms over non-issues.

For example, if the area is rural you might wish to have the house inspected, the well tested, and the septic system inspected by separate services.