It is still in a somewhat decent area of west Cleveland but only commands $900 in rent.

Tell them the AVR is high and comp it to properties it is not really comparable too, buy it for dirt in a war zone and tell them its a great neighborhood, subsidize the rent so it looks like it commands a high rent, lipstick rehab, etc.

By and large, most people understand that a nicer place to live commands a higher rent.

I would keep pulling back to cities like Bismarck where this isn't nearly as much wear and tear on the properties while still commanding a great rate.The biggest threat to this is if the EPA somehow gets fracking shut down.

So, a heat included rent does command a premium on the rent.

I think some parents will even co-sign to be held responsible for issues - this deters unruly students because you can contact the parents.I currently rent by the room in MN but unfortunately not close enough to campus where I can command more rent but I've done ok.  

I like tenants with dogs as I am usually able to command a  pretty nice premium on the rents, and my tenants with dogs end up staying longer since it is hard for them to find a place that takes dogs.

I believe it'll be easier to command market rent (or slightly higher) with covered parking.What are your thoughts on this strategy?

It is a fact that no sitting president has lost an election while commanding a good economy, and no sitting president has been reelected sitting on a failed economy.

Work within the letter of the law  and follow your insurance guidelines but don't shoot first and ask questions later.I hope it all works out for you and you're able to get the unit up to snuff and command market rents!