"I pay in cash, no closing cost, no matter the condition BUY I will make you an offer blow market value as a trade off.Not everyone will accept this, but those that do are extremely motivated!

We also have caps on rent increases in BC, so the only time I can get the rent back up to market value is when there is a turnover.

Likely worth it to ask your attorney to review any contract before you sign anything to make sure it's solid all the way through.  

On your end you need to review and identify what the cause is specifically...if there's nothing in the lease to specifically point to then it's harder but I would still impress upon the tenant that he stops whatever is causing this or he moves out. 

While starting off with this strategy you could also be studying more about value-add options and start attending meetups in your area to get an idea of what other people are doing. 

Your due diligence is when you hire an inspector, when you review the estoppels, etc.

The closer a property is to Pilsen the more you see the rent and value appreciation take affect.

This could make your ADR less competitive, but if marketed correctly I'm betting that people might perceive more value, which keeps occupancy at least the same.I'm thinking of a model where you tell guests they have "add-ons included" like grocery delivery, prepared breakfast package, attraction tickets, inner tubes, etc.

They have good reviews, (but so did Evernest).

I am working a couple other zip codes (38117 - East Memphis & 38122 Berclair) but main focus is 38111.I have done some in depth analysis on my YouTube channel if anyone is interested in seeing how I run my numbers and always happy to hear constructive criticism or better ways to do things.Additionally, later today I will have a video out reviewing "Rent To Retirement" and giving an overview of their site and academy.