I frankly had to lower pricing and accept work from a bigger geographical area in order to stay busy.

I'm not going through these factors, just touching on Demographics.Valuations begin with demographics, the population of a geographical area, the social make up, the expectations of that society and their demands. 

., the court found that in determining unconscionability, the trial judge may consider: 1) the amount of the proposed rent increase; 2) the landlord’s expenses and profitability; 3) how the existing and proposed rent compare to rents charged at similar rental properties in the geographic area; 4) the relative bargaining position of the parties; and 5) based on the judge’s general knowledge, whether the rent increase would shock the conscience of a reasonable person.In my opinion if you're basing the increase on market conditions and not on trying to take advantage of anyone or increase the rent as a way to eliminate a tenant you'll probably be fine.

My main concern is what is your explanation for the high vacancy with below market rents situation?

If you or anyone needs any further explanation for this or any of the coverages we suggest, I will certainly help explain.  

Thanks for the explanation, that jogs my memory, and I agree with you that was the reason.Also, when I then took the tenant back to court for non payment, the courts did order them to pay on a payment plan. 

With this information, you'll know how recent the data is and whether or not you're willing to trust it (as opposed to using the old "guess and hope" method).When you're logged in, just click on the green "Tools" button, scroll down to "Geographic Coverage", click on your state and you'll see the full list, with the date each county was last updated. 

Sorry for the long explanation but I wanted to put a lot of facts upfront and see how like minds would use this info to make some money.

I dont know if this is true, it is just one of the explanations Ive heard.

The liquor laws in the US vary greatly for each geographic area.