There certainly may be a street that you don't want to park on late at night and go for a stroll, but if you are focused on the property more than the neighborhood, you may be able to become the "best" property on the block, which wouldn't be so bad either!

When properties are in an LLC those properties don't belong to you and you don't get the same tax benefits.If I were in your shoes I would not have one LLC.

@Maria D'Aura The new owner steps into the shoes of the seller with regards to lease agreements including when and how much rents can be increased.Have a look at CAR form RCJC. 

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.