Quote from @Scott E.: More units being built in a market with rising vacancies should lead to the vacancy rate rising even more drastically over the next 5 years.Look at migration data for your market. 

If you are S/E ( self employed ) for example you can always ADD back Deprecation/Amortization from your tax returns, in some cases you can ADD back 1 time expenses.  1 time expenses can be; purchased a company car, equipment, did a 1 time upgrade to your office and the list can go on. 

To decrease your learning    curve a local mentor who does not drain your wallet is a good option.2) Your mailings were not targeted enough.

It is a strategy very popular but takes time to get. 

Originally posted by @Dave E.

@Amber Turner Please feel free to give me a call or e mail me.

Thank you @Carolina E.

Zillow does a good job of marketing the property, messaging prospective tenants, screening applicants, accepting applications, e-signing the lease, and accepting payments. 

He is pretty popular on Instagram and seems to be blowing up.

Canless lights (for example) are easy to install and seem very popular over traditional lighting and can be purchased in groups from ebay.