I know this is a complicated subject, mainly because there are lots of investors who are happy to break the law (because the police don't enforce it) and so this has led people to have wrong opinions about what is legal. 

The only wrong move is having a vacant home.If you didn't get hits at $2400 and almost nothing at $2200, you may be overpriced.

What am I doing wrong?

Can't go wrong with either.

Not because they are wrong, but because they are salesmen.

It may not be in the right segment of the flood plain, or be the wrong type of benefit (flow, storage or area) but it could be and it would be a win-win potentially.None of these may actually be useful, but the only way to find out will be to physically explore each one....This is really a detailed approach to the old "offer the property to the neighbor".

Not that I think there’s anything wrong with the lease and then rent business; but a certain percentage of these are problems so I avoid those problems by eliminating this category.As a side note I am able to get prices significantly under market because of my maturity (age), reviews, and general professionalism.

Don't get me wrong I love creative finance and low and no money down etc but the vast majority of successful investors start out by putting in the work.

And would allow for pretty substantial appreciation ($ wise) on just a few units.Or am I thinking about this completely wrong, and there are much more obvious ways to get better returns without a ton of work?

[If I'm wrong about the "paid guru / coaching" conjecture (ie. if it's just a different name for "REI meeting"), or, Brandon himself is part of this group, then I apologize].