Than you take your best 3/6 offers and shoot back to them a request for their best competitive offer, state what your best current offer in hand is and ask if they can beat it.

It is a gated community (Lake of The Woods) which means less competition.

When it comes to the HOA fees A lot of your competition has some of the similar fees or you have to make a decision to help contribute to those as your own expense if you feel you need to be more attractive to the market for an incoming tenant. 

@Zachary JonesIn DFW, the competition is fierce.

I can stay here and flip in jersey since competition isn’t too crazy, but I refuse to believe that it’s nearly impossible to go to Austin or Tampa or any of these “extreme competition” areas and start flipping.  

I don't do the work I hire it all out, but I had very competitive pricing for the contractors.

As you know the market is tight and very competitive.

And given our volume of bizzness we had the title companies provide date downs for free for us and keep a really cool spread sheet for us that was updated weekly.. this had the property tax's HoA's IRS and first second positions etc.. so we did not have to do all that work.. my competition spent hours at the court house looking at micro fish files.

Less competition up that way as well. 

Even if submetered you'll see most active rentals only charge electric and gas if you take a look at your competition.