There is a whole lot of competition, and it seems like there may have been some recent inflows of institutional money to the market.

If there is still a ton of competition in your area look into conventional.

The competitions' 40 listings are all at 30-40% occupancy and 4.5 stars.

This another key, being able to price your units competitively.  

I thought it is affected by fierce competition and Amazon's disruptive business plan.

Price will dictate a lot,and your if you price your home competitively--- it will get rented!   

Both JAX and Indy have grown much more competitive for deals, and until you establish yourself in those markets, as a new out of state investor you are going to be last in line or end up over paying for wholesale or other deals. 

You offering to pay them money isn't likely to help with either of those things.I have one Section 8 tenant and she told me it took her 6 months to find a place before I accepted her because the rental market was so competitive. 

This isn’t a price competitive marketplace, rather fees are dictated by who knows whom and often who gives the best kickbacks.

There is more and more pressure on lenders to ease their seasoning requirements to beat their competition.