I've had the exact opposite experience.Here's a tip: install digital locks and/or keyboxes and eliminate your lock out issues.

Does anyone have a digital application that I can use to send to applicants?

Today is a digital world and most people have a smart phone and can get emails like a text message so I find it beneficial to use software that can auto email statements, receipts, notices, late payment warnings and fees. 

Just to add to some of the excellent points that have already been made (AC, grow OP, Etc) you might want to go with LED lighting throughout the home if you are going to continue to pay the utilities and as @Colleen F. said get a digital thermostat that you can set minimum and maximum temperatures on.

This flattening out of the cap rates would occur if the market place for the higher double-digit cap rate properties and the market place for the lower 3-6 cap rate properties in Los Angeles consisted of the same set of buyers.

Does anyone have any leasing partners referrals that offer a digital payment method and are reliable?

Typically single digit percentage is the norm.

A 4 digit pin gets you in and out.

So, every university and the town that they are in - have a LOT invested in students actually living in that town.Would universities decide to just go digital altogether? 

The portal should have all the leases, contracts, move-in/move-out checklists digitized, and uploaded.