If the condition is similar to the market average but your rent is severely under market rate then I take an average between the current rent and the market rent and send them the following message 2 months before their lease is up (assuming you aren't in a rent control market),Dear Tenant,Some nice words and remind them that their lease is up within 2 months, please select the following options about their new lease, also mention that you are doing the best you can to maintain the rent as low as possible but with inflation, insurance and property taxes increasing, you have to raise the rent to keep up with the rising expenses. 1.

How long did you have it listed for before you found the tenant?

Does the agent not have to disclose this upfront?

They offer a mix of historic homes and proximity to downtown, making them attractive for renovations and flips. i totally agree, how long have you been investing?

If you have a residential earnest money dispute its very different than negotiating a national retail NNN lease.Transactional vs litigationResidential vs commercialThose would go a long way to finding the best referral for your needs 

Have you run the numbers on MTR/STR to see if your cash flow improves?

Have you looked in finding a short term property manager?

This can be helpful if you expect your property to become profitable soon.Save It for Later: If you don’t use it this year, you can save the depreciation for future years when you have more rental income.

Quote from @Mark Marino: Greetings,I have done rent to owns for years without much marketing/advertising.

Those investors have largely gone elsewhere, and the ones who are joining BiggerPockets are much more responsible and realistic in their viewpoints.