What would you do in my shoes---Raise to market & take a chance of late rent, missed payments, move out? 

In a market that's quickly becoming saturated differentiation is key.As Phil Knight said in Shoe Dog: "When you add some new thing or service to the lives of strangers, making them happier, or healthier, or safer, or better, and when you do it all crisply and efficiently, smartly, the way everything should be done but so seldom is - you're participating more fully in the whole grand human drama.

After healthcare being declared a human right. the other shoe is dropping: according to the latest demands from the Bay Area , California is trying to mandate housing a human right.

About 6 years ago I was I  your shoes.

I would walk a mile in your moms shoes. 

Put yourself in the shoes of a renter. 

As someone who was in your shoes ~20 years ago I can tell you this is the right way to do things.  

@Bryce Shipley I've been in your shoes. 

If I were in your shoe's the first thing I would do, because I was you in 2019, is sit down and come up with a budget.

It never affected me monetarily since my tenants always paid, but I was always waiting for the other shoe to drop.