Occasionally, they will offer "sponsorships", whereby they will email your message to their list of agents.

Having a little nicer unit than the competition IS the difference.Sure, you will still occasionally get the wool pulled over your eyes, and sometimes a tenant will have a true, legitimate, life changing event that affects them, but, Big Picture, my experience has consistently been that a complete tenant turnover, on average, takes three years, and if you have taken the proper steps, you should have a VERY low number of problem tenants once you reach that point.

Don't get so extravagant that it makes the real estate not profitable. 

Occasionally I think you can talk to the lender about helping you out but I’ve never taken that road.I’m not saying that it cannot be taken but I’ve never taken it.

I still get calls on all of the properties occasionally. 

I think of retirees, people down on their luck, and the occasional bad person.

@Chris Bird It can make sense in so many scenarios, but always requires an awareness of all the moving parts and, occasionally, a crystal ball.

I would during the course of the next inspection take a gander for any overt signs of more than an on occasional tenant and if I saw enough (More than some clothes and a toothbrush) I would simply inquire as to if she has added a tenant and inform her of what is required if that person takes up residency.

And I do get the occasional organic lead, which is a major achievement in this market.  

In fact, if you don't mind putting in a bit of elbow grease or being patient and waiting for the right opportunity, you can even still find the occasional 3-bedroom house for under a half million.