One deal on identified property fell through... which by the way was with a frequent TK poster on BP (mis-representation of condition of OOS MF property). 

-Knowing your client base helps you focus in on marketing to the right audience.2) Since you're out of state, leverage online platforms to market your property. 

Frequently in office meetings, I asked for what I was looking for as an investor.

Hello BP Land,I have been vetting a few custodians as I'm looking to transfer into a SDIRA - I know there is a list in a few of these forums but would rather ask the general BP audience to provide an unbiased recommendation for a passive custodian that is professional, trustworthy, with high customer service. 

Yes i made the mistake of helping someone out giving them discounted rent so they could get back on there feet and better them selfs in life . i should have done more frequent visits and inspections.

That having been said, I frequently write up a revision onne I find significant issues and offer the seller a chance to negotiate a revised deal.

I discuss this frequently with my friends.  

@Curt Smith Other extended stay target audiences are academics or visiting nurses.

They knock a hole in the drywall, they pay the bill.Also, plan to do inspections more frequently than normal.

If you know who your target audience is, as far as your ideal tenants, then you can write things in your marketing that would speak specifically to them.In chapter 5 of @Brandon Turner 's book, "The Book On Managing Rental Properties," it walks you through some great ways to market your property.