I just picked up another 3 br with double digit net caps.

2 are digital businesses and one is a retail service-based business.

Door knocking, pocket listings, internet presence, direct mail, etc are all options for you but the key is getting motivated home sellers in front of you.

The price is what's causing you to have single digit returns.

That's way too small to have an on-site manager and too big not to have any presence.

I upload digital copies of all documents to my cpas website throughout the year.

I can do this from anywhere, don’t get calls about repairs needing to be done and get double digit returns with 50%+ equity in the properties.

Also, separate question, if I want to keep them on as month-to-month indefinitely (since so long as rents are below market and their presence makes it hard for me to improve the apartments a year-long lease seems more to their advantage than mine) do I establish a "month-to-month lease" with them that would stipulate when rent is due and what happens at what date when you don't pay, what their responsibilities and mine are, where people can park, etc.?

Aside from providing the basics (ie. listing tool to get the property published to 10+ major sites, scheduling tool to schedule viewings, tenant screening with comprehensive applications -- pulled reports from TransUnion, which include nationwide criminal background checks + credit checks + eviction history, digital lease creation tool, rent collection tool, and maintenance tracking tool), some services also offer your tenants additional capabilities which makes it an easier sell on your end when getting them to transition over (ie. their ability to report on-time rent payments to the credit bureaus; this can create an added incentive for making sure they pay that rent on time).

Intel recently announced a new fabrication facility in Chandler, Google, Apple etc all have a presence.