I know there are quality tenants in other demographics, but this is the dominant renting demographic in my area and I'd like to make my advertising efforts as effective and efficient as possible.  

But these lines pretty much cover it.Oh, and DESPERATION.How desperate are you to effect change in your life? 

It looks like you got double luck with the red tide effect and then Michael Hurricane.

And as you are probably finding out, its hard to manage effectively.

Appliances these days are garbage and not worth repairing as it’s not cost effective.

Winters are milder than western Pa. and no lake effect snow. 

With that said...what I would love to know or hear back from BP forum is what is a cost effective way to build a funnel of leads in the first place.

And while I hear a lot about "establishing teams you can trust" to do these things, it doesn't seem cost effective to have a team of support people for a single property. 

Using this list will also get you the leads that use short-term financing, so in effect, can turn out to be an even better, more complete list, because not all active investors pay cash 100% of the time. 

Mailing post cards is expensive and not nearly as cost effective per deal as SMS nor as fast a response.Other tools that I have looked at and terse comments.