That was one of the attractive points for me, since several other deals I joined in the last few years have had capital calls due to increased debt costs.One concern I have is that, while they claim vacancy at the property is 7%, I see quite a few listings on apartments.com for the complex that indicate a higher number. 

If overpriced, you with attract unqualified tenants. 

Do any of you experienced investors/landlords/property managers have effective strategies you use to make a unit more attractive?

The city has attracted substantial investments from companies like Intel, Google, Honda and more driving job growth, increasing housing demand and boosting property values.

A good PMC screens for and attracts the right tenants, for a much lower price. 

I once downloaded and analyzed Zillow data to find markets with attractive cap rates...

But figuring out your strategy whether its LTR, MTR, or STR I would focus on proximity to the university and other attractions of Waco, as they say... location, location, location, it's still very true. 

The others category of investors who succeed are those who identify real estate that can emerge from C/D neighborhood status and use the voucher recipient tenants as the lesser of two evils until the neighborhood can attract better quality tenants.

These marketing techniques included bright attractive ads, giveaways at concerts and festivals, flavors, and even going so far as giving presentations...in high schools.

Are photos attractive?