Marketing-Ready Design – Your rental should look as good on camera as it does in person.

If it’s a 2 bedroom on paper and a 5 bedroom in reality, then this is a significant problem and is probable a big reason why you say it’s been sitting on the market.

It has been on the rental market for about 55 days and the average in the area is supposedly 36.

The rental market has slowed in recent months but expected in winter.

Do you have a team built in any other markets?

not sure how sec 8 works exactly in cleveland but in areas I owned sec 8 leases could only be written for a year.. also its only guaranteed if the home pass's inspection and the tenant stays on the program etc etc.. if you have a GOOD sec 8 tenant then yes its very predictable.

As someone else mentioned, insurance here is generally less costly than in Florida and other beach markets. 

It justifies the property selling for greater than just market appreciationI do owner builder rehabs but sometimes use contractors for large work scope or scope beyond expertise.  

Study the market.

Sorry, Boulder won't work; it is a tough market.