In addition to offering "cash for keys" assure them that they can use you as a referral on their next tenant application, or offer them a short term-2 month lease.

Starting out, I'd suggest keeping it simple. 

I second the suggestion to take the payment plan.

I'd like to make it known here that in this instance we offered cash-for-keys three different times, and the offer was repeatedly turned down.

Any other options you guys may suggest if you've been in a similar situation I'd love to hear it ?  

If so, shifting that to the tenants at the time of lease renewal is another great way to decrease her overall debt service.Other good ways to increase revenue in the mean time:- Raising washer/dryer prices. this may only equate to $4-$5 per unit per week, but its better than nothing- If there are any unassigned parking spaces, meaning not attached to any lease, make them paid only any offer them to tenants at a new fee.

Do you think IRR is the best metric for this, or would you suggest another approach?

Have they suggested any solutions, like a marketing boost?

Quote from @Min Zhang: Hey Michelle, since you're looking at Section 8 investing out-of-state, I'd definitely suggest finding a property management company that knows Section 8 inside out.

Highly suggest checking out the local meetup groups: https://www.biggerpockets.com/forums/521-real-estate-events-...Our monthly meetup is tomorrow, so that might be a great place to start!