There are no laws restricting mark-to-market rents. 

I am local to the Memphis market.

Our first year out was crazy good renting for $3300 when market rate was around $2100, but by mid 2023 and 2024 it felt harder.

.🔥 Here’s a preview of the agenda:Mastering the Art of Choosing Syndication Investments with Brian Burke (Limited to 50 attendees—extra fee applies)2025 Market Update: Trends Shaping Passive Real Estate with Brian Burke and Jeremy RollLessons Learned from a Challenging Year with Paul Shannon, J Scott, Jim Pfeifer & Tyson MillerAdvanced Tax Strategies with Amanda Han and Matt MacFarlandInvesting with Self-Directed IRAs with John Bowens from Equity Trust CompanyLive Pitch Slam with LP Panelists: Paul Shannon, Chriz Lopez and Jim PfeiferPlus, network with fellow investors during interactive sessions and build connections at sponsor-hosted dinners.

We do it statewide in FL for 10% and include guest communications, marketing, pricing, and softwares/automations. 

For me, it has to be a data-driven decision: what is your current NOI, what would be if you replaced the boiler, how much will it cost, and how long will it take to get your money back...If the area and marketing don't warrant central air, I would NOT do conensors right away and just focus on the forced air.

It’s been on the market over a month and I believe is a little overpriced given the current interest rates at the moment. 

Since you’re focused on buy & hold multiplexes, consider networking with local investors, refining your underwriting skills, and researching markets with strong cash flow and appreciation potential.

One has been rented out for four years same tenants and the other one is newly acquired and have been trying to find the best platform to market it (furnished finder, Zillow, Airbnb, etc)Would the suggestions from the real estate investors be excessive or something to look into?

Since you’re already learning from BiggerPockets, focus on finding cash-flowing properties in strong rental markets and understanding financing options like conventional, DSCR, or house hacking loans.