And I don’t know if they’ve ever given up a power they took or a fee they’ve imposed. 

I ASSUME you’re talking $400+ in extra expenses for providing water, power, sewer, gas, internet, communal area cleaning, and exterior maintenance.

I thought I was buying at top of the market in 2020...and 2022...but prices continue to remain high. 

In my experience, tenants that remain in place for 5+ years are almost always behind market rates.

I was running an sms campaign through an overseas assistant, but I've been researching AI sms marketing platforms that actually handle conversations from beginning to end, qualifying and disqualifying leads. 

I've argued for this and the powers-that-be do have a good argument that they are still active just in other ways, how to cover labor and actions during that, etc..

Small talk, showing empathy, and expressing genuine interest in their situation can go a long way in establishing trust and goodwill.Be Willing to Walk AwayOne of the most powerful negotiating tools is the ability to walk away.

I am not sure how much you get involved but do your employees contact the realtor and discuss market rents, do the math to check leases versus market rents and which lenders use the "lesser of the two".Closing in an LLC versus personal name can also add a rate hit as well as Escrow or No escrow.

Even though your market might prove expensive, I would exhaust all options before ruling it out.Truth is, you have a unique competitive advantage in your market.  

It's powerful software, and it will make running your business easier in the long run.