Overall keeping the price competitive and making sure you are slightly below market will insentivize them the most to stay.

They tell me its to competitive and searching out laying markets.

SFR are always appealing, however it seems like there's much more competition in this arena.

I see everyone's rates and they are very competitive (again through educating and observing the rates being charged on avg.on-line you have a good idea what they are) so I am just trying to eliminate those extra fees.

Yes, NODs would naturally be a more motivated pool but your competition is MUCH greater as well.

Since the most important part of your particular deal is the tenant, I would have the tenant express interest in a location before doing any heavy lifting.

YL seems like a decent company but their prices for postcards, on lists under a 1000, isn't super competitive.

I believe all have a heavy up front cost. 

Desert cities like the Antelope Valley will also offer cash flow, however, with all the negatives to holding here (non landlord friendly laws, limited cash flow, heavy competition) it could be wise to look out of state, of course there are negatives to that as well, some of which can be overcome.

Hey Jason,I just moved from Smyrna/Mableton a few months ago...in my experience, Austell and Powder Springs have some better opportunities (less competition) than Smyrna, though these days, you pretty much need to hunt for off-market deals to find anything where the numbers work.Direct mail worked pretty well for us, as did networking with short sale agents.