You have to realize that there are real estate investors in every state with hundreds of millions of dollars and then ask why local investors are not buying the properties and the seller have to advertise nationwide.

@Joel HollingsworthNot sure your a real person or a paid advertisement string but Im game.I grew up visiting Gatlinburg at least once a year tons of families do!

The current owner has not actively managed or advertised it over the last year due to him wanting to focus on other interests.

How do you advertise your properties?

We're starting to think the problem is with the PM by not recommending a rate adjustment, ensuring advertising is in place or finding out what may be the problem with the unit so we can address it.  

And if not, as the others have said, $2K-$3K should not be the difference between a good deal and a bad deal.Lastly, unless you're buying a property advertised as turnkey or new construction, get used to having to repair or touch up a few things immediately after purchase. 

I ask because Brandon Turner advertises a "90-day challenge" process where the goal is to have purchased a property by the end of 90 days.

(What are you repair/clean up costs, holding costs for a new tenant, advertising etc.. going to be once they move out?

What Frank is eluding to is to advertise a home for sale as a "test ad". 

If you want, you can PM the advertising link and I can look to see how you can improve.