It falls into the category of marketing, branding, and advertising.

It blows my mind how much we empower these poor monopoly utilities to make their own rules and raise rates in excess of 2 digits every couple of years.

This makes your cash flow less than what you perceive, before taking vacancies, advertising, and other expenses into account.I don't think you can technically owner-finance something you don't own.

Most of which is advertisements for programs.

Maybe check out craig's list and see what other people are advertising to rent in the area.

I've thought a lot about this but I didn't think I would get any inquiries because I'm marketing it more towards newly married couples, small families, etc (not stating that in my advertising of course!)

Got free digital thermostats, door sealing and light bulbs.

Turnover is one of the biggest, you generally need to do some renovation and advertise and show it, but you cannot do them at the same time. 

I did digital marketing for a lot of years but I'd recommend it for others for real estate leads.

or can you put a property under contract but not advertise it (since you don't own it) then pass the contract to a buyer.?