In my opinion 3 bed vs 2 bed demand has more to do with the mix supply in your subject properties area.

Is there no demand?

If you're in a high demand market, I'd recommended holding off for a better applicant. 

So mentoring here is "free" and coaching is "free" except for a few individuals who have built a reputation of promotion over long years.

There is such a high demand for rental properties it seems as some many are struggling to get into the homeowners market.

However, inventory remains incredibly tight, with only 1.7 months of inventory in Austin and 2.4 months in the greater Austin area (a balanced market is 6.5 months).Steve Crorey, 2018 president of the Austin Board of REALTORS®, said, "In the Austin-Round Rock MSA, price classes across the board are seeing an increase in demand with a decrease in inventory. 

Individual guaranteeIf the guarantee is going to be a single entity LLC then it is WORTHLESS.

If I get ground rent can I demand to be called at least a Duke?

You can pay for them individually by month, or you can get them all for $30/month. 

I also hit up individual investors in that market and start building relationships with them - they can help with all aspects - choosing people, neighborhoods, etc. and may eventually feed you deals.