I am glad to see that Josh is now cleaning up shop.

If that 3% or 5% is all you can find then KEEP SHOPPING.  

Of course we all want the best of both worlds; that is a hidden gem on a secluded/private beach, but close enough to a town to find good eats, drinks, and shopping.

There is an large body of scientific studies around goals and expectations.

Since the property is vacant though you don't want to waste too much time gathering quotes and shopping around for 2 weeks, because that's just 2 weeks more of lost rent. 

I have a substantially sized shop for a backyard and have turned a room in it into my living quarters.  

If you go the grey route, I would paint the main body of the house a warm grey, paint the “pop out” and shutters a few shades darker, have a crisp white color trim and an accent color for the door.  

Did you setup a website for the property with photos, video walk-through, financial information, information about the area (demographics, highways, public transportation, schools, shopping)?

We can talk REI at the Local Fix coffee shop.  

The "good" PM's will always eventually find out it's not profitable and either close up shop or relocate to profitable areas.I'd be happy to go round and round with anybody that disagrees :-).