or another good opener I like is "tell me what happened that this didn't sell initially" and then just shut up and let em vent because its usually "my agents fault" but through the rant you generally get some good info on what the motivations etc are.  

If you accuse personalities, parties or ideologies it's probably getting shut down - i e.

we are now planning to shut down our STR due to negative revenue, and switch to LTR I need recommendations for property manager in Clovis. 

If the government passes the new bill advertised early last year it will potentially shut down 30% of STRs. 

It's bat sh*t crazy to build a business that would have to shut down if one of your employees quit on you, got hit by a bus, died, etc.... 

But then with Barnes and Nobles shutting stores because of Amazon, I read recently off a rebirth of the local neighborhood bookstores.

Advise the tenant that you are very serious about rent collection and do not ever waive late fees.Procedure for allowing a pet or clarify that they may never add one.Where the electrical breaker box is, main water shut off and instructions on how to operate.You should have most all other policies and procedures codified in your lease agreement. 

I label where the water shut off is (had an incident where water was exploding due to an accident and tenant didnt know how to shut off water lol i guess most ppl dont know this).

You will have better luck there or in areas like Northside, East End (Church Hill area), or Southside.

Quote from @Alex Church: Yes, that is pretty a pretty average rate for investment properties right now, and lower than rates have been in recent months.