.), then cut the rate for off season months to Salve Regina students, or Navy on extended TDY /training.

Being the best house in a Bad Neighborhood usually doesn't make it sell.I don't know the DFW Market - but 55 Days is long for most Texas markets. probably time to cut Bait (Price) eat the loss and move on! 

When I increased rents by 100/month and cut utilities in half that number drops to 66% (4 units vacant).

Listening to people on BP talk about distressed or under performing properties, it sounds like the approach would be to cut expenses by passing utilities on to the residents.

You sort out the math on all of that, take your cut(don't be greedy) and if it is attractive enough, you will have saved your cash buyer time and that is the value they expect from you.

  $100 projected cash flow won't cut it either as you're already maxed out on the debt payment and haven't even gotten into the filing/closing costs, taxes, insurance, maintenance, cap-ex, management, etc... 

Using Google voice with the cut/paste is the approach I take now, and it not a big task.  

Renting in an owner occupied area immediately brings down the value because people that have the money to buy don't want to live on the street with tenants because they don't cut their grass or care for the property the way an owner does so they go to the neighborhood where it isn't this way, which in turn, makes the owner on the street selling reduce the price to get it sold. 

But it would result in a higher interest rate that will cut into my current cash flow, so maybe it's not the best idea. 

It'll cut down on noise and you can trust yourself to keep good care of it.