If the way to increase the selling value of a MFH is to increase NOI by increasing income or decreasing expenses; why are the majority of sellers putting their properties on the market with under market rent?  

It took quite a good time (~6months) even with a property manager but finally found the renter after rent decrease by 200$.

However, inventory levels have decreased, with 1,191 homes for sale in December 2024, a 4.3% decline from the previous month, suggesting a tightening market.

Based on that, do you anticipate increasing or decreasing your investments?

Owner occupied united increased by 8.4%"Still, although the overall share of households that rented decreased, the number of rented units increased by over a million units (43.3 million to 44.6 million)."

Top 3 reasons owners hire PMCs:1) No time to manage correctly2) No time to learn how to manage correcly: laws, documents, processes, etc.3) They're too nice and need someone to "save them from themselves"A good PMC can usually earn their fees by better managing the property/tenant than the owner, thereby:1) Increasing owners net profit2) Decreasing owner's time commitment, stress, headaches, etc.No matter what though, you should always plan to commit a couple of hours a month to manage your PMC.

Do the schools have increasing or decreasing student enrollment?

There are a few things that I noticed: 1.

Usually if it’s a revaluation where the whole town goes up in value you see the tax rate decrease and taxes stay the same or go up a little like yours did.

That's a significant discount --- I wonder if they are seeing a decrease in homes posted.