To do well, look at the home's state and prices of similar homes to get an edge.

On the other hand, if a client hires RES at the tail-end of an existing lease and knows full well that their rental property is falling apart and needs everything from paint, flooring, blinds, other repairs, landscaping, etc., we will not under any circumstances spearhead this project.

As well as doing what you said by analyzing properties daily, this can help a lot with understanding your local market. 

Letters and post cards work well if they are prepared well.

But I really do love this route and wish I would have known about it sooner.

Could it be because of that, small insurance companies stopped writing policies, and big insurance companies are hiking the prices as well?...

As for experienced investors, once you know the game you'll crush everywhere Well said. 

ADUs or carriage houses are well supported in adjacent downtown neighborhoods but no one is building and selling new construction homes the comparable will be very limited. the appraisal will be difficult. it's just a lot.

As you take applications from prospective tenants I'd tell them your plans as well.

Also most universities have some kind of housing office that can point students to common rentals as well as on campus recomendations.