There is not one single strategy or property type that is the best, otherwise everyone would chase that lead type and the market would be completely saturated.

I do not have any desire to be an employee at this stage of my life and eventually not have to chase mortgage loans but be full integrated in Real Estate. 

We can disagree, but I'll have Chase or American Express make up their own mind.

Having done move in fees in the past, I've had too many instances where the tenant wants to break the lease early or having to chase them down for repairs costs to the apartment after they move out.

So, much of this was flying from the seat of my pants.Since you are either chasing equity (or potential cashflow) at a discount, you ought to divide your data by potential for profit.

Chase bank?

Both are chasing the market down.  

They are also not being chased by institutional capital nearly as much as larger apartments in top tier markets.

Quote from @Chase Tompkins: Hello, so I am currently a new real estate investor and have been doing a lot of researching and analyzing deals every time to get better at it.

This is a little easier for you to manage (less calculating and chasing utility payments), however it doesn't incentivize your tenants to use less utilities and therefore hurts your ROI since you are paying for them.