I would also check out the neighborhood competition as well.

Loc, for a rental, cost is the main factor, the other factor is teh competition (what do they have).

And the tougher and more competitive the market (e.g. the Bay Area) the more uncomfortable one must get before getting a good deal. 

I noticed that there is a lot of a competition on that website Thank you 

There is also no competition in those towns just saying my 2 cents, you make your money when you buy, so just keep dropping the price. 

Also competition is high for absentee owners.

It lowers the competition I already have from very savvy Investors.My Wealth Manager would also beg to differ and when you reach a certain Net Worth (notice, Net Worth and not CASH FLOW), doors that were previously closed are now open to you.I have been using Equity Loans for all future investments.

I haven't had any issues with my property by Hardin Simmons but there are A LOT of vacancies currently...may consider adjusting pricing some to stay competitive

Well, we have LOTs of properties on the market here so competition is fierce. 

The other factors that play into occupancy is the quality of the property (good upkeep, well decorated, amenities, etc), the pricing (needs to be competitive off the bat, pricing too high only to offer constant "deals and discounts" is a turn-off for many guests, pricing too low or not in keeping with the season leaves profit on the table), and the management style/response (whether self-managed or otherwise).